HomeMy WebLinkAboutDept Report 5-17-05
CARMEL PLAN COMMISSION
DEPARTMENT REPORT
May 17,2005
Sh. Docket No. 05040012 PP: Abney Glen
The applicant seeks approval to plat 42 lots on 38.68 acres with the following
Subdivision Waivers:
05040013 SW: 6.05.07 Dwellings facing thoroughfares
05040014 SW: 6.03.07 Cul-de-sacs
05050020 SW: 6.02 Suitability of land
The site is located at 11850 Shelbome Road and is zoned S 1/Residential.
Filed by Paul Shoopman for Indiana Land Development Corp.
The applicant is requesting approval of a Primary plat to include 42 single-family detached
homes on approximately 39 acres. To permit the primary plat as proposed the applicant is
requesting three subdivision waivers to permit the following:
1. Homes on lots 21, 26, and 30 (all corner lots) would have the option to face an interior
street as opposed to facing Shelborne Road.
2. The street serving the lots south of Long Branch Creek exceeds 600' in length. Staff
supports this request due to the unique design of the street, a lack of options to connect to
the Long Branch subdivision to the west and south, and the existence of the creek to the
north.
3. The applicant proposes to permit several lots along Long Branch Creek to encroach into
the flood plain. It was believed by staff that modest revisions could be made to the lot
configuration eliminating the encroachment. However, after further review and
discussion with the applicant it was determined that the revisions necessary to entirely
eliminate encroachment would not be favorable in achieving the desired lot layout along
the creek. An example of this type of lot configuration exists in the Woods at Williams
Creek subdivision at 136th and Spring Mill Road. Within that subdivision there is no
common area adjacent to the creek and lots abut the length of the floodplain. This
proposal would provide common area along the north side of the creek.
Please see the notes below for additional comments:
1. The applicant needs to submit a commitment with regard to ordinance required road
improvements. This should be submitted prior to the committee meeting and include an
engineer's estimate.
2. An exhibit illustrating the surrounding properties should be submitted to illustrate the
context of the proposed subdivision.
The Department recommends that this item be forwarded to the Subdivision Committee on
June 7th for further discussion.
PCR-2005-0517