HomeMy WebLinkAboutDept Report 4-19-05
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CARMEL PLAN COMMISSION
DEPARTMENT REPORT
April 19, 2005
4h. Docket No. 05020019 PP: Murphy Hall
The applicant seeks to plat 82 lots on 55.327 acres and the following subdivision waiver:
Docket No. 05020022 SW: SeD 6.03.19(4) - Access to Arterials
The applicant seeks to reduce the 200 foot buffer area be to 40 feet. The site is located at
the NW comer ofW. 141 st Street and Towne Road and is zoned 81 Residential- Very
Low intensity.
Filed by Jim Shinaver for Estridge Development Co.
The applicant is requesting approval of a Primary plat to include 82 single-family detached
homes. To permit the primary plat as proposed the applicant is requesting a subdivision waiver
to permit 7 homes to face an interior street as positioned as opposed to those homes facing
Towne Road. The applicant has adequately addressed all concerns and suggestions raised by the
Department relative to the primary plat and waiver request. Please see the notes below for
additional comments:
1. A plan exhibit illustrating the specific location of the proposed fence and wall
combination is requested. It is somewhat difficult to see clearly from the overall landscape plan
due to the significant number ofplantings provided in the area adjacent to the seven homes that
are the subject of the waiver request. In addition a detail of the proposed fence material is
needed. It can be seen in the rendering under tab 8 but additional detail is needed.
2. Tab 10 of the booklet addresses Building Standards for the subdivision. It is the
understanding of staff that the applicant is offering these for more than just illustrative purposes.
If it is intended that these standards support the proposed waiver request the applicant should
reformat them into a written commitment. As such it would not be appropriate for the applicant
to callout a price point. Home sizes and elevations, landscaping standards, exterior finishes, and
architectural elements should be adequate to address aesthetic concerns related to the waiver
request while providing an appropriate gauge as to the value of the proposed homes.
3. Tab 9 of the booklet provides examples of other neighborhoods where homes back up to
perimeter streets. It is important to note that in these examples nearly the entire length of the
subdivisions have homes that back up to the street. In the subject request seven homes back to
the perimeter street occupying less than 25% of the total length.
4. Tab 8 illustrates the intended effect of the wall, fence, landscaping, and home designs.
Based on staffreview of the proposed landscaping plan, wall/fence design and building
elevations the rendering appears to accurately represent the end product as proposed.
5. Commitments with regard to ordinance required road improvements. This should be
submitted prior to the committee meeting and include an engineer's estimate. This request is
consistent with all other subdivisions reviewed in this vicinity.
The Department recommends that this item be forwarded to the Subdivision Committee on
May 3r for further discussion.
PCR-2005-0419