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HomeMy WebLinkAboutMinutes PC 07-18-00 11, Ron Houck asked the petitioner for further information regarding the lighting restriction commitments and the use of metal panels on the building. These items will be discussed at the Committee level. Madeline Fitzgerald asked that the Committee review the alignment of the drive with Palmer Dodge. Will the western parcel come before the Commission before development and will anything be done within the parcel that will be dedicated rather than having it turn into a "weed patch?" Pat Rice asked for clarification on the type of material of the wrap-around and requested that this be explored at Committee. Docket No. 102-00 PP, East 96th Street Auto Park Subdivision,was referred to the Subdivision Committee for review on August first at 7:00 PM at the John W. Hensel Government Center, 10701 North College Avenue, Indianapolis 46280. G 5h. Docket No. 108-00 PP,Primary Plat application for Pulte Homes. The petitioner ‘1,`0,Q0 requests approval to plat 150 lots on 119.6 acres to be known as Long Branch 0 Estates. The site is located on the northwest corner of West 116t 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). 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)(7)to clear more than 50% of scrub 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 Oachs, attorney with Ice Miller Donadio & Ryan, One American Square, Indianapolis, appeared before the Commission on behalf of Pulte Homes. The applicant is seeking permission to plat 150 lots on 119 acres on property located at the northwest corner of West 116th Street and Shelborne Road. The current zoning is S-1/Residence and permitted base density is 1.3 units per acre or 155 lots. Under the Residential Open Space Ordinance, the applicant is proposing 36% or 43 acres of the site qualify as open space--the minimum requirement is 33%. Since the applicant exceeds the minimum requirement under the ROSO, the density is allowed to be increased to 164 lots. The applicant is proposing to develop 150 lots. The typical home to be constructed in Long Branch Estates will start at $250,000; it is anticipated that the median home price will be about $300,000. The applicant has appeared before the Technical Advisory Committee and other review agencies. The applicant has agreed with the County Highway Department to provide the necessary right-of-way to straighten Shelborne Road. s:\PlanCommission\Minutes\pc2000ju1 5 The existing conservation areas were displayed on the overhead as being steep, slope areas where the natural grade of the ground is more than 10%. One of the waivers is to disturb more than 10% of those areas. The large areas just south of the creek on the site and the area to the north along 121st Street will be left as much as possible in their natural grade. The reason for the waiver is that the steep slope areas can only be included for purposes of ROSO if they are left in the open space. If the areas are taken out of the open space, they do not qualify, even if they are not disturbed. Pulte Homes plans to build homes with walkout basements and would like to leave the grade as is for purposes of marketing the homes. The second waiver is to clear more than 50% of the scrub woodlands on site. When the site was designed, it became apparent that one of the more desirable features of the site was the large area of young woodland. Certain areas contained more mature trees and woodland area and every effort was made to preserve the area so that very little mature trees would be disturbed. The scrub areas to be removed are at the very corner where the detention pond is located and the area just south of the creek at the western boundary of the property. The third waiver is for the requirement of a stub street to the 40 acre parcel just east of the site. The 40 acre notch at the corner of 121St and Shelborne Road is viewed as two distinct parcels; the bottom half is heavily wooded and has a very nice home located on it with numerous accessory buildings. It is not anticipated that this site will be developed for anything in the foreseeable future other than its present use. The 20 acres to the north is distinctly different and located on two major roads, Shelborne and 121St Street. If the property were to be developed, it would have two access points; therefore, not stubbing into it would not be detrimental to its development. The final waiver is for the limitation of cul-de-sac length. The northern cul-de-sac is requested to be extended 150 feet longer than the 600 feet allowed in the ordinance. There is a significant grade change in the area, and the only way to reduce the cul-de-sac length would be to move the entrance on 121st Street to the east. In order to do that, it would cut into the area that is more naturally rolling. The applicant has increased the buffer area along the perimeter of the site, along all perimeter boundaries, from 10 feet to 50 feet. Within the 50 foot area is a landscape buffer and mounding. The applicant is willing to dedicate right-of-way at the southeast corner of the site requested by the County Highway Department in order to straighten Shelborne Road. The lots have been increased to 90 to 100 feet in width. This was done to provide for side load garages and also take advantage of some of the rolling topography on site. The entry on 116th Street will be well landscaped and contain masonry pillars connected by a metal fence. There is a 10 foot wide path extending along 116th Street; an 8 foot path extends the length of 121St Street along the length of the project and also along Shelborne Road. s:\P1anCommission\Minutes\pc2000jul 6 Pulte Homes feels that the proposed development can be a well-done, beneficial Subdivision for the entire community. Members of the public were invited to speak in favor of the petition; no one appeared. Members of the public were invited to speak in opposition to the petition; the following appeared: Dr. Ron Filo (and wife), residents of the 40 acres abutting the northeast corner of the site, stated that they are very emotional about the prospect of the development but realize that development cannot be stopped. There are concerns, however, with the developer's track record and attitude in dealing with area neighbors. The previous attempt to develop this property fell short because of the problems with the flood plain and the FEMA regulations and the economics could not be made to work. Long Branch runs through Dr. Filo's property for one-quarter mile and is a wetland type of environment. Anything done to the west and south as it runs toward Michigan Road affects the Filos drastically. There is already flooding in the spring and with the winter snows when there is rapid downfall of rain. The ravines to the north are what keep the water in Long Branch; cleaning out part of it might actually improve drainage in the area. The main concern is that the drainage will be drastically affected and also the wetlands. Another concern is that altering the topography will not only affect the drainage but the character of the area. The third concern is the woods--many trees are over 100 years old. Dr. Filo would like the area preserved in its natural character to the greatest extent. Henry Blackwell, 3835 West 116th Street, immediately opposite the proposed development, stated that he had not been contacted by the developer and only knew of the proposed development when a notice was received for tonight's public hearing. The area has been basically rural for a number of years but realistically, Mr. Blackwell knew it would not stay that way. Mr. Blackwell requests that the petitioner take another look at the trees--what is being described as scrub woodlands are very nice trees and well worth preserving. There are a number of animals and birds residing in the woods and the area neighbors would like to see the woods preserved. Mr. Blackwell requested that a professional study be made of the woods. Mr. Blackwell also questioned the wisdom of not stubbing into Shelborne Road. Another major concern is that all of the traffic from this development is being poured primarily onto 116th Street. Unless there are large accel/decel lanes proposed, the entrance could be very hazardous. The location of the entry way is also an issue and should be looked at from a traffic hazard standpoint. Previously, another developer had considered this property for development and had planned tasteful fencing or a wall along 116h Street--Mr. Blackwell suggested that the current Plan Commission consider extending a fence wall as opposed to mounding with landscaping on top. There are certainly concerns, but the hope is that Pulte will develop a first class subdivision. Mark Rattermann, 11257 St. Andrews Lane, requested that the public hearing remain open. Mr. Rattermann was basically not opposed to the development, but because of no prior knowledge of the plans, may have comments at a later date. s:\PlanCommission\Minutes\pc2000jul 7 I Carl Terry, 4150 West 116th Street, immediately to the west of the proposed Long Branch Estates, stated that the Long Branch Creek runs through his property. Mr. Terry was concerned with stormwater and overflow from the retention ponds flooding his property. Adequate drainage of the proposed site; traffic safety; and wildlife in the area are major issues. Mr. Terry reiterated major concern with traffic, in view of the approximately 285 homes already scheduled for construction by Dura Builders. Larry Gollmer, 11615 Shelborne Road, (northeast corner of 116th and Shelborne) stated concern regarding no prior notice or meetings with the developer regarding the proposed development until he received notice of the public hearing held this evening. Mr. Gollmer's primary concern is one of traffic, and the timing of straightening of Shelborne Road. Traffic safety at the intersection of 116th and Shelborne Road is certainly a major issue, especially at the speed of the motorists and the slope of the roads which create a "bowl" effect. According to the County Highway, there was to be a drainage ditch installed; however, there is none at this location and drainage is also a major issue. Tom Conner, 12000 Shelborne Road, (opposite the Filos), expressed general concern with the S-1 zoning of the area and the density of the proposed development. Because of the Open Space Ordinance, instead of 119 homes on 119 acres, there are 150 homes proposed on 119 acres. The density of the Long Branch Estates development is pretty significant, even though it follows the "letter of the law." Everyone is concerned about traffic, everyone is concerned about safety, and everyone is concerned about the loss of the woods and the wildlife. The subdivision doesn't look too bad when compared with the development to the west and when compared with the Village of WestClay. Mr. Conner asked the Commission to continue to look at the density in this particular area. Michael Prince 3930 West 121st Street, stated that he had received a certified letter noticing the meeting this evening; however, there was no previous information or knowledge of the details or plans of the proposed development. Mr. Prince and his family moved to Carmel from California. Mr. Prince would like to see Pulte design homes that would preserve the rural character of the area and add to the quality of life and quality of the community. The proposed development will change the complexion of the area in terms of density, terrain, landscaping, and drainage, especially when considering the Shoopman ground to the west that is slated for development. Mr. Prince also stated concern with traffic on the narrow roads in the area and the speed of the cars. Tim Oachs, rebuttal. First and foremost, it was not the petitioner's intent to surprise anyone and he would be happy to meet with any of the surrounding neighbors to resolve the stated issues. Pulte Homes feels good about the proposed development and believes it to be well planned. In regard to the drainage, water cannot be discharged at a greater rate than is discharged at present. Also, because of the detention ponds, the petitioner controls the release rate of water even in storm events. The plans are to preserve the property in as natural a state as possible. One of the waivers for slope requirement is due in part because it will be s:\P1anCommission\Minutes\pc2000jul 8 included as a part of the lot under the open space requirement, not because it will be bulldozed. In regard to the traffic, the petitioner is working with the County Highway Department in meeting their requirements. There is a problem with Shelborne and 116th Street--it will be straightened so that some of the hazards existing at present can be avoided. Currently, there are discussions with the Highway Department as to when, during construction of the development, Shelborne can be re-located in that area. In regard to a fence, the petitioner will be dedicating a 70 foot, one-half right-of-way on 116th Street plus the 50 foot buffer area. There will be a rather large green space that will include a mound and landscaping. From an aesthetic prospective, this is preferable as to one long, boring, monotonous fence. However, the petitioner will consider fencing. The base density is 1.3; this can be increased because of the Open Space bonus calculated under the Residential Open Space Ordinance. Steve Engelking reported that the Department is recommending that this item be referred to the Subdivision Committee for further review at the August first committee meeting. The Department further recommends keeping the public hearing open. THE PUBLIC HEARING IS TO REMAIN OPEN ON Docket No. 108-00 PP, Long Branch Estates. Ron Houck recommended that a traffic impact study be conducted. Steve Engelking confirmed that a residential development of 100 lots or more would require a traffic impact study. Pat Rice noted that speed of the traffic is a significant problem in Clay Township. In conversations with the County Highway Engineer regarding lowering the speed limit in certain areas, the Engineer reported as follows. When a study is done, it is customary to average the speed vehicles are going and set the speed limit accordingly; this would mean raising the speed limit. Were the speed limit to be lowered, "It would be to cause motorists to break the law." The question is: "How can this be addressed in some meaningful way?" Pursuant to instructions from Dave Cremeans, the above public comments regarding traffic at Shelborne, 116th, Towne and Ditch, will be sent to the County Commissioners. Marilyn Anderson asked if there were any identified wetlands on the property and if there is a copy of the tree evaluation report available (tree inventory) and if so, please present to the Committee for review. Madeline Fitzgerald asked that the Subdivision Committee also review the condition of the topography, in particular, study the bottom of the ravines, and look at this development from the aspect of emerging wetlands and siltification studies. Also, s:1PlanCommission\Minutes\pc2000jul 9 I someone might want to walk the property if at all possible because of the mentioning of wildlife and protecting warblers. This is a very unique area and needs to be looked at further. There is also concern with the southern "arm" of the Long Branch Creek that is being incorporated into the development. Also, it is recommended that members of the Committee drive to the area of Shelborne and 121 ` Street and look at the intersection. Bob Modisett asked that the Department provide the Committee or the full Commission with an update on the "dogleg" section of Shelborne Road (although this is a County Highway issue) and whatever the plans are for the intersection of Shelborne and 116th Street. This area is a traffic hazard--cars approach this intersection at a fast rate of speed and there are cars turning left; there should be roadway improvements in this area. Please explore what provisions the developer is making for improving the road. Director Steve Engelking commented that inasmuch as there is not adequate time for a traffic study to be done prior to the August first Subdivision Committee, the Department is recommending that this item be forwarded to the Subdivision Committee scheduled for September 5th. The September Committee date will also allow time for research on the wetlands issue. Note: The area to be involved in the traffic study should include everything on Michigan Road, some points west of the development; several points north and south, as well as the intersection of Shelborne and 116th and Shelborne and 1214. The traffic study will be reviewed by the Department's traffic, contract study group. Tim Oachs stated no objection to scheduling this matter for review at the September 5th Subdivision Committee. David Cremeans asked that the City Forester review the site and look at the actual dimensions of trees on the property and report to the Commission. Tim Oachs responded that the petitioner had been in touch with the City Urban Forester and had revised the plans on more than two occasions. The current plan has received a verbal acceptance from the Urban Forester. Docket No. 108-00 PP, Long Branch Estates,was referred to the Subdivision Committee that will meet Tuesday, September 5, at 7:00 PM in the Caucus Rooms of Carmel City Hall. NOTE: Items 6h, 7h, and 8h were heard together. 6h. Docket No. 110 PP Amend, Primary Plat Amendment application for Kenneth B. &Donna E. Evans. The petitioner requests approval to amend the boundaries of Parkside Village Subdivision, Section 2,to exclude Block H. The site is located at 44 Wilson Drive East. The site is zoned R-4/Residence. Filed by David Barnes of Weihe Engineering for Kenneth B. & Donna E. Evans 7h. Docket No. 111-00 PP, Amend,Primary Plat Amendment application for Kenneth B &Donna E. Evans. The petitioner requests approval to amend the s:\P1anConunission\Minutes\pc2000jul 10