HomeMy WebLinkAboutMinutes Sub 08-01-95 CARMEL/CLAY PLAN COMMISSION
SUBDIVISION COMMITTEE
AUGUST O1, 1995
The meeting was called to order at approximately 7:00 PM by the Committee Chairman.
Members present were: David Cremeans; Jay Dorman; Dick Klar; Alan Klineman; Salim Najjar.
Barbara Myers, Plan Commission President, was also in attendance.
Present on behalf of the Department of Community Development were David Cunningham and
Mike Hollibaugh.
Item 1. Sharon Clark, District 1 County Commissioner, addressed the committee regarding the
connection of stub streets between Applewood Subdivision and Northern Heights
Subdivision. (Commissioner Holt was out of town, Commissioner Dillinger did
not show) The County Commissioners had voted to overturn the Plan
Commission's ruling of requiring the two subdivisions to connect. Mrs. Clark
stated that planning and county highway are looking into the situation to see if the
two streets can be adjusted.
In response to Sharon Clark's comments, Dick Klar stated that most persons in the Northern
Heights Subdivision who are objecting to the connection of streets have been residents five to
seven years; when both Waterwood and Applewood came through the Plan Commission, they
were required to stub into the neighboring subdivision of Northern Heights and approval was
voted on that basis. The major concern was one of safety and fire trucks and the fact that school
buses would have to be on and off of 116th Street if the subdivisions did not connect.
Dave Cunningham stated that technically, the Plan Commission has local authority over both plats
and could require that they return to the Plan Commission; they could also request that building
cease until such time as this is worked out; thus far, the Plan Commission has elected not to do
that.
Salim Najjar asked that Sharon Clark be instrumental in keeping the lines of communication open
between the County Commissioners and the Carmel Plan Commission.
Item 2.Committee to consider Docket No. 41-95 SP, a Secondary Plat application for the
Reserve at Springmill, Section 2. TABLED at the request of the petitioner.
Item 3.Committee to consider Docket No. 58-95 PP amendment, a Primary Plat amendment
application for The Reserve at Springmill. The petitioner seeks approval for a
private street within the previously approved subdivision named The Reserve at
Springmill. The site is located south of 106th Street on the east side of Springmill
Road, and is zoned S-2/Residential.
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Steve Pittman appeared before the committee requesting Sandor Court to be a private road such
as those in Winterwood, Coppergate, Laurelwood, etc. subdivisions. The road will be built to
County standards, one year performance/maintenance bond; the covenants will specifically state
that the maintenance responsibility of the road will be that of the homeowners. The applicant will
also sign a waiver and will agree not to petition Hamilton County to maintain the private road.
Lots 69 and 70 contain recreational facilities which have been and will continue to be private for
the Pittman family. At one time, it was considered to incorporate the recreational facilities as a
part of The Reserve; focus groups have determined that this particular type of amenity is not
desired to be a part of the residential community. Also, lots 65 through 74 will not be marketed
in the foreseeable future to a non-family member.
Steve Pittman reported that according to legal opinion, the plat can be amended at this particular
time.
There was much discussion regarding the private versus public street.
Dave Cremeans was concerned that the people who will end up having to pay for the maintenance
of the road will not be the same persons who will be aware of it in the beginning. Most citizens
feel that road maintenance should be covered through payment of their taxes.
Alan Klineman also expressed concern with the public road in Section I and the proposed private
road in Section II, and that a second class of citizens was being created. Mr. Klineman stated
that he was a prospective purchaser in Section I, and said it was never his understanding that the
recreational facilities would be private and not included as a part of the residential community at
some time.
Steve Pittman stated that there would definitely be two different Homeowners Associations for
The Reserve at Springmill, Sections I and IL For the record, Mr. Pittman also wished to make it
clear that it was not his intention to include the recreational facilities as common area for The
Reserve, and that focus groups clearly did not want to maintain the recreational facilities. Again
Mr. Pittman reiterated that lots 65 through 74 would not be offered on the public market to a
non-family member.
Jay Dorman moved for approval of Docket No. 58-95 PP, seconded by Dave Cremeans.
Alan Klineman announced his intention to abstain from voting.
The vote was none in favor, Alan Klineman abstaining, four opposed, MOTION DENIED.
Item 4. Committee to consider Docket No. 56-95 PP., a Secondary Plat application for
Kingsborough, Section L TABLED BY PETITIONER
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Item 5.Committee to consider Docket No. 59-95 PP, a Primary Plat application for Delaware
Trace Subdivision. The petitioner seeks approval to subdivide a 126 acre parcel
into single family lots. The site is located south of Cherry Tree Road on the east
side of proposed Hazeldell Road, and is zoned S-1.
Filed by James J. Nelson.
Jim Nelson appeared before the Committee and briefly reviewed the Primary Plat application for
Delaware Trace, the infrastructure of the proposed Subdivision, the provision for one-half right-
of-way for Hazeldell Road (60 feet), and the reservation of a well site for the City of Carmel. As
of today, the Hazeldell Road has not been designed. Primary points of ingress and egress are
from Hazeldell Road; one near the midsection of the real estate; one in the northwest corner of
the real estate. The petitioner is also providing two, twelve foot lanes and related infrastructure
of curbing, etc.
A common area to be owned, maintained and preserved by the Homeowners Association will
contain a nature trail/walking path. Pedestrian access to the trail will be by way of two, ten foot
easements, between lots 82/83 and 90/91. Mike Hollibaugh asked that these easements clearly
show on the drawings.
Jay Dorman moved for the approval of Docket No. 59-95 PP, a Primary Plat application for
Delaware Trace Subdivision, seconded by Dick Klar. The vote was five in favor, none opposed,
MOTION APPROVED.
Item 6.Committee to consider Docket Nos. 60-95 amendment, 61-95 FDP, a Final Development
Plan, and 62-95 PP amendment, a Primary Plat amendment application for a
project called Carmel Station. The petitioner seeks approval to develop and divide
a 15.5 acre parcel into 126 single family lots. The site is located south of Adams
Street and on the east side of Clark Street, within the Carmel Science and
Technology Center. The site is zoned M-3 Manufacturing. The petitioner will be
seeking the following Subdivision Regulation variances:
6.5.3 - 20' buffer 6.5.4 - Lots smaller than requirements
6.5.1 - 50' frontage 6.3.20 - Private Streets
6.3.3 - Stub Streets 6.3.21 - Accel/Decel Lane
6.3.6 - Right-of-Way and Street Widths
Additionally, the petitioner will be appearing before the Carmel/Clay Board of
Zoning Appeals for Development Standards Variances for this project.
Filed by James J. Nelson
Jim Nelson appeared before the Committee and reviewed the proposed project called Carmel
Station which is marketed to "empty nesters." The project is located within the eastern part of the
Carmel Science and Technology Park.
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Several adjacent landowners had appeared at Public Hearing on July 18, 1995 in support of the
application. Jim Nelson also submitted a petition in support of the proposed project. Within
Carmel Station is planned one story and two story homes, ranging in size from 1350 to 1550
square feet of living area, and will price from $110, to $130,000. Each home has a private
entrance and its own entrance into a two car garage.
The petitioner has agreed to extend Adams Street which will then become an eastern entrance into
Carmel Station. There are two pockets of common area which are landscaped, and a significant
amount of landscape around the perimeter. There are a number of approvals required in order to
make this development plan a reality; the first being Plan Commission approval to permit an
amendment to the Development Plan for Carmel; Science & Technology Park and the variances
described above. Most of the variances requested arise because 1) the petitioner is asking that
the streets be private; and 2) approval for single family use.
The streets will be 30 foot wide, back-to-back roll curb and gutter, built to Carmel's standards,
and by way of easements, made available to the public and emergency service vehicles; they will
be maintained by the Homeowner's Association as part of the monthly fee and specified in each
deed to individual homeowner's. Even though the streets are private, they will function as public
streets. Carmel will not accept for dedication and maintenance purposes, a local street that has
less than a 50 foot right-of-way.
Mr. Nelson stated that there is no zoning classification to which this parcel can be zoned that
would still not require variances.
Both Alan Klineman and Dave Cremeans expressed concern regarding the density of this
particular project, although Mr. Cremeans thought that the proposed project was the highest and
best use of the land.
Terry Jones of the Department of Community Development reiterated that the Department does
not support private streets. Single family was never contemplated for this area. The matter of
hardship is created by the petitioner's own necessity by the number of lots created, and it is a
financial matter of choice. Time and time again, private streets have come back and requested to
go public.
Mr. Nelson stated that the petitioner was under no obligation to show hardship; the statute
however, does talk about practical difficulties. After careful review, it was determined that there
were no zoning classification to which this property could be zoned without variances to
accommodate the development plan as proposed.
After some discussion of the proposed project, Alan Klineman moved for the approval of Docket
Nos. 60-95 amendment, 61-95 FDP, and 62-95 PP amendment, seconded by Dick Klar.
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The vote was 4 in favor, Dick Klar abstaining, MOTION APPROVED.
Item 7.Committee to consider Docket No. 67-95 SP, Kingsmill Section 3. The petitioner seeks
approval(Secondary Plat) to construct 27 lots on 19.63 acres. The site is located
north of 106th Street and west of Towne Road. The site is zoned S-1/Residential.
Filed by Kingsmill Corporation.
Appearing before the Committee were Stan Neal of Weihe Engineers, Steve Wilson and Dick
Carriger, developers of Kings Mill. The petitioner is requesting approval of Section 3. The
petitioner is requesting approval of 27 lots on 19 acres. The project is served by all City utilities
and is in compliance with the Primary Plat.
Mike Hollibaugh pointed out that there is one small change in the recreational area, but that he
was comfortable with the change. Also, the lift station has been relocated.
Jay Dorman moved for approval of Docket No. 67-95 SP, seconded by Dave Cremeans. The
vote was five in favor, none opposed, MOTION APPROVED.
Item 8.Committee to consider Docket No. 68-95 SP, Cheswick Place, Section 2. The petitioner
seeks approval(Secondary Plat) to construct 37 lots on 23.627 acres. The site is
located north of 136th Street and east of Ditch Road. The site is S-1/Residential.
Filed by Jim Caito and Ray Roehling.
Dennis Olmstead of Stoeppelwerth & Associates appeared before the Committee and stated that
the secondary plat substantially matches the primary plat which was approved.
Dave Cremeans moved for the approval of Docket No.68-95 SP, seconded by Dick Klar. The
vote was five in favor, none opposed, MOTION APPROVED.
Item 9.Committee to consider Docket No. 69-95 SP, a Secondary Plat application for a
Subdivision named Heritage Square. The petitioner seeks approval to construct 10
lots on 2.7 acres of land located at the end of Northwest Third Avenue in the Old
Towne Carmel Area. The site is zoned R-4.
Filed by Dan Chapman.
Dave Wilcox, Professional Engineer, and Dan Chapman appeared before the Committee
representing the applicant. Construction drawings have been submitted for review and conform
to the Primary Plat. The installation of a road and the existing home on site necessitates going
before the Board of Zoning Appeals for a front yard, set back variance.
Mike Hollibaugh asked about pedestrian access to the common area. Dan Chapman stated that
there will be a five foot easement along the northeast property line which will access the Monon
corridor. Also, school children would have pedestrian access to Second Street. The walkway
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will be in the form of a sidewalk and will be landscaped. There is no Homeowner's Association
proposed for this Subdivision.
Mike Hollibaugh asked that a landscape plan be submitted and the petitioner agreed to comply.
Jay Dorman moved to approve Docket No. 69-95 SP, contingent upon the installation of a
sidewalk on lot 6 for pedestrian access to the Monon, and the submission of a satisfactory
landscaping plan, seconded by Dave Cremeans. The vote was five in favor, none opposed,
MOTION APPROVED.
Dave Cremeans moved for adjournment, seconded by Dick Klar, meeting adjourned at 9:20 PM.
Ramona Hancock, Secretary Salim Najjar, Chairman
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