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CARMEL PLAN COMMISSION
DEPARTMENT REPORT
April 19, 2005
5h. Docket No. 05020028 PP: Runyon Hall
The applicant seeks to plat 58 lots on 39.08 acres and the following subdivision waiver:
Docket No. 05020029 SW: 06.03.19 (4) - Access to Arterials
The applicant seeks to reduce the 200 foot buffer area adjacent to 146th Street to 35 feet.
The site is located at 5333 E 146th Street and is zoned Sl Residential.
Filed by Jim Shinaver for Estridge Development Co.
The applicant is requesting approval of a Primary Plat to include 58 single-family detached
homes. To permit the primary plat as proposed the applicant is requesting a subdivision waiver
to permit 6 homes to face interior streets as positioned as opposed to those homes facing 146th
Street. This plan is consistent with many of the subdivisions along the south side of 146th Street
in the City of Carmel. One point of interest is that the number of lots is 14 fewer than permitted
under the base zoning. Please see the notes below for additional comments:
1. The proposed wall extends from the 146th Street entrance both east and west to very near
the edge of the subdivision. It is somewhat difficult to see clearly on the overall
landscape plan due to the significant number ofplantings provided in the area adjacent to
the six homes that are the subject of the waiver request. Tab 6 provides adequate detail of
the proposed wall.
2. Tab 9 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 8 of the booklet provides examples of other neighborhoods where homes back up to
perimeter streets. It is important to note that in these examples many homes run parallel
to the street (not at an angle as proposed) and do not contain the number of planting as
proposed in the subject plans.
4. Tab 4 illustrates the proposed level of landscaping. The landscaping and wall
combination far exceeds the level of buffer required under the ordinance. The applicant
needs to provide the commission with a legend that identifies the plant materials.
5. A request has been made by an adjoining owner to reposition the path at the southeast
corner behind the lots adjacent to the pond. Staffis supportive oftrus request.
The Department recommends that this item be forwarded to the Subdivision Committee on
May 3r for further discussion.
PCR-2005-0419