HomeMy WebLinkAboutDept Report 07-17-12 CARMEL PLAN COMMISSION
DEPARTMENT REPORT
JULY 17, 2012
3. Docket No. 12050015 PP: Gray Oaks Subdivision.
The applicant seeks primary plat approval for 41 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.
The petitioner seeks primary plat approval for a residential subdivision of 41 residential lots on 23.8 acres,
which equates to 1.78 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% (with 4.55 acres); they will provide 30% open space (with 6.88 acres). 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.) Please view the petitioner's informational
packet for more detail.
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.
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.
BZA Variances: The applicant will seek 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. Staff would like to see one of the cul-de-sacs extended north(perhaps Gray Oaks Court), to stub to the north
property line, for a future road extension and vehicular connection.
3. The Department would like the petitioner to voluntarily amend the street pavement details to show two 6-ft
wide planting strips to be located within the road right of way(instead of two 5-ft wide strips). This helps the
vitality of the street trees by having more soil volume. (The Petitioner has volunteered to do this, pending
approval from the Engineering Dept. who currently utilizes a different pavement detail.)
4. Engineering Dept. Comments: Review comments were issued on 5/31/12, and no response has been
received to date. The Department has the following concerns:
a) Adequate information was not submitted with regards to the stormwater system, and the Department
could not determine if the stormwater system can function as proposed.
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b) Adequate information was not submitted regarding required easements on-site.
c) The Department thinks the entrance to the subdivision would be better suited 170 feet south of the
currently proposed entrance due to the adjacent existing and planned access points off of Gray Road.
d) The current road configuration creates an intersection too close to the Gray Road entrance
e) There are concerns regarding the site distance at the intersection of Fletcher Circle and Gray Oaks
Drive.
f) The entrance angle for Murphy Court is in violation of the Subdivision Control Ordinance. It needs to be
between 90 degrees and 75 degrees.
Recommendation:
The Dept of Community Services (ROCS) recommends that the Plan Commission sends this item to the Aug. 7
Subdivision Committee meeting for further review and discussion.
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