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HomeMy WebLinkAboutMinutes PC 11-21-00 Mr. Houck summarized that the committee had no objections to the subdivision waivers at the last meeting, and in considering the primary plat,it came down to the traffic issue, still unresolved. The petitioner undertook to get the Traffic Analysis to the Commission members prior to the full meeting. John Sharpe moved to recommend approval of Docket No. 108-00,PP,Long Branch Estates. Following a second by Norma Meighen,the motion was approved 7-0. CARMEL/CLAY PLAN COMMISSION November 21,2000 5i. Docket No. 108-00 PP; Long Branch Estates Petitioner requests approval to plat 150 lots on 119.6 acres. The site is located on the northwest corner of West 116th Street and Shelborne Road. The site is zoned S-1/residence and is being developed as a Qualifying Subdivision under Chapter 7 of the Subdivision Control Ordinance (ROSO II). The petitioner also seeks approval of the following Subdivision Waivers: 108-OOa SW SCO 6.3.3 to forego a stub street connection to adjoining property 108-00b SW SCO 6.3.7 to plat a cul-de-sac greater than 600 feet in length 108-OOc SW SCO 7.7(D)(6) to clear more than 30%of young woodlands on site 108-OOd SW SCO 7.7(D)(8) to clear more than 15%of steep slopes on site Filed by Richard J.Kelly of Paul I. Cripe,Inc. for Pulte Homes. Tim Ochs of Ice,Miller,representing Pulte Homes of Indiana, explained that to be a qualifying subdivision under ROSO,the site would need 33%of the area to qualify as open space.About 36%of the area qualifies,and the base density would allow 164 lots. The petitioner is proposing 150 lots. The subdivision committee voted favorably,with a couple of conditions. Members were provided an addendum to the original traffic study, to include charts reflecting level of service for 1161/Shelborne Road and 126th/Shelborne Road. This is in addition to the original study which included Michigan Road/421 and 121st Street,421 and 116th Street,and entrances to the subdivision on 116th and 121' Streets. The second revision came as a result of meetings with Mr.Brewer,Urban Forester,and changes in wording in the proposed covenants and declarations by taking out the word"dying"trees, and placing a separate prohibition against earth moving and grading. Committee Reports: Ron Houck reported the two changes referred to earlier. The Committee arranged for inclusion into the Traffic Study the areas of 116th Street and 121" and Shelborne Road which were omitted from the original traffic study. The Committee had also asked for changes in the covenants and restrictions. The requested changes have been reviewed by the Department of Community Services and found to be acceptable. The committee also looked at the subdivision waivers requested,and found in favor of the petitioner. Ms.Anderson said it is difficult to compare the various studies. In the future,we should not permit a two-year old study to be used. Usually when a traffic study is requested,it is a current version,and in the future, she felt we should expect current data. Ron Houck said he is concerned from the report how or when the changes at 121St/Shelborne would be made. He would like clarification from the petitioner. Mr. Steve Fehribach of A&F Engineering said the left turn lane analysis was done based on future traffic volumes. The left turn lanes and traffic signal are necessary in order to achieve the acceptable level of service. The timing is unclear. Ron Houck said that if left turn lanes are a factor for a level of service C or better,he would expect some sort of mitigation from the petitioner if the impact from the development is a factor. Ms.Anderson lives on Shelborne and says that traffic has really ballooned. Mr. Fehribach said indications are the level of service can be maintained until 2013 with existing conditions. Some discussion ensued about interpreting the charts,and how approach delays and average intersection delays are to be interpreted. Mr.Lillig said this was forwarded from the November 14 Subdivision Committee with a unanimous favorable recommendation. The Department recommends negative consideration of waivers 108-00aSW and 108-00bSW,and recommends the cul de sac be extended to the east property line,eliminating the need for both those waivers. If the waiver for the stub street is granted,the department recommends that the cul de sac waiver be denied,and that the cul de sac be redesigned within the requirements of the Subdivision Control Ordinance. Dave Cremeans confirmed his understanding that the Department is recommending denial of the first two waivers. Ron Houck said the committee is comfortable with the waivers,and that this was thoroughly covered with the primary plat discussions. In terms of the request for the traffic study,the committee agreed to accept the recent county study along with the petitioner's additional work,even though there was some difference in horizons. By complying with the amendment to the covenants and restrictions, and the addendum to the traffic study,the petitioner has met requirements. John Sharpe moved for the approval of Docket No. 108-00 PP, Lona Branch Estates, including Subdivision Waivers a,b, c, and d,seconded by Ron Houck. Marilyn Anderson announced the manual count shows unanimous approval for all the waivers, and for the primary plat as well;hence, 12 in favor,none opposed,APPROVED.