HomeMy WebLinkAboutDept Report 10-02-12 CARMEL PLAN COMMISSION I SUBDIVISION COMMITTEE
OCTOBER 2, 2012 DEPARTMENT REPORT
2. Docket No. 12050015 PP: Gray Oaks Subdivision.
The applicant seeks primary plat approval for 40 residential lots on 23.8 acres. The site is located at
14412 N. Gray Rd. and is zoned R-1/Residence. Filed by The Old Town Design Group, LLC.
Please view the petitioner's revised informational packet for more detail. The petitioner seeks primary plat
approval for a residential subdivision of 40 residential lots on 23.8 acres, which equates to 1.68 units per acre in
density. This density is less than the 2.9 units per acre that is required by the Subdivision Control Ordinance's
Open Space Ordinance for the R-1 district. The minimum amount of open space required is 20% (4.55 acres);
they show 22% open space (4.94 acres), and there is a little more open space than that, but it does not qualify.
Also, the petitioner will commit to certain architectural standards. (The Subdivision entry sign will be presented
as a different petition and is not part of this primary plat petition.)
This site is located just east of and adjacent to Stafford Place Subdivision, where the main east-west road will
connect. Oakbrook Subdivision is to the south, and Salsbery Brothers Landscaping is to the northwest.
Potential developable land is to the north
Relating to this plat, a public hearing for a Subdivision Control Ordinance (SCO) waiver will occur at the Oct.
16 Plan Commission meeting: Docket No. 12070023 SW: SCO Chapters 6.03.19 & 6.05.07—Access to
Arterial Roads; Houses must face a Secondary Arterial Road. This applies to six or so lots that are closest
to Gray Road, where the houses face away from Gray Road and front on Murphy Court and Wellswood Bend.
According to the Land Classification Plan Map in the Comprehensive Plan (C3 Plan), the existing residential
developments to the south and west can be classified as Suburban Residential and Estate Residential. Stafford
Place can be classified as Suburban Residential with 53 lots on 30 acres (or 1.77 u/acre), and Oakbrook can be
classified as Estate Residential,with 9 lots on 18.7 acres (or 0.48 units per acre). The C3 Plan promotes Urban
Residential areas for this part of Clay Township, supporting densities between 4 and 8 dwelling units per acre.
However; the current ordinances in place calls for a maximum density of 2.9 units per acre (per the Open Space
Ordinance) and minimum lots sizes of 10,000 square feet (or 0.22 acres), per the R-1 zoning regulations.
Variances: The applicant received the following development standards variance approvals from the Board of
Zoning Appeals on July 23, with docket numbers 12060005 V through 1200009 V:
• front yard building setbacks reduced from 35-ft, down to 20-ft
• side yard building setbacks reduced from 10-ft, down to 5-ft
• aggregate side yard building setbacks reduced from 20-ft, down to 10-ft
• lot widths reduced from 100-ft, down to 90-ft
• increase in maximum lot coverage of 35%, up to 45%
Staff's outstanding comments for the petitioner:
1. In the private Covenants &Restrictions, please consider allowing up to 3 hens (but no roosters).
2. Engineering Dept. Comments: The revised plan is much better and addresses most, if not all, of the prior
concerns the Department had. The petitioner will get revised plans to the Engineering Dept., so that a formal
re-review letter can be issued.
Recommendation:
The Dept. of Community Services (DOCS) recommends that the Committee forwards this item to the Oct. 16
Plan Commission meeting with a favorable recommendation.
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