HomeMy WebLinkAboutDept Report 10-02-01
CARMEL/CLAY PLAN COMMISSION
SUBDIVISION COMMITTEE
DEPARTMENT REPORT
October 2, 2001
1. Docket No. 52-01 PP; 1422 Hazel Dell Pond
Petitioner seeks approval to plat a thirty-six lot subdivision on 23.95:1: acres. The site is
located northwest of East 116th Street and Hazel Dell Parkway. The site is zoned R-2
Residential.
The petitioner also seeks approval of the following Subdivision Waiver:
52-01 SW sea 6.3.7 >600' cul-de-sac
Filed by William E. Wendling, Jr. for Mark Stout Development, Inc
The applicant is proposing to plat a 36-lot subdivision on approximately 24 acres in an R-2 zone.
Please refer to your informational booklet for information on the layout of the subdivision. The
subdivision lies along the west side of Hazel Dell Parkway and within an area between the Lake
Forrest and the Brookfield Subdivisions (see attached aerial print).
The Subdivision Committee continued this item last month for the second time. The Committee
asked that the petitioner address the following items:
1. Desire to see a detailed landscape plan.
2. Desire to see copy of covenants and restrictions.
3. Desire to see engineering report for fill and foundations around lake.
4. Desire to see commitments regarding landscaping.
The Department has also included a copy of the minutes of meeting concerning both Lake Forest
and Brookfield. In both cases there appears language regarding the stub streets and specifically
within the minutes for Brookfield it refers to future development on this site (see attached
minutes, highlighted sections).
Upon review of the above-mentioned items, the Department recommends that this item be
forwarded back to the Plan Commission with a favorable recommendation.
Committee Report 2001-10-2.rtf
Committee Report 2001-10-2.rtf
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Thm Industrial and Comm~rcial Committee report was read by Mr. Boone
(which is a part of the 'official minutes and attached to the master copy).
The petitioner will be requesting variances from the Carmel Board of
Zoning Appeals for side and rear yard setbacks and green belt buffer.
Mr. Boone stated that at previous meetings there was concern about the
building addition being located to close to Mr. Holloway's property to the
North.
Mr. Kiphart stated that existing building and yards are legal
nonconforming but when the property was rezoned to a 8-7 and changes would
have to meet the B-7 requirements.
Mr. Boone questioned if they are adding anything onto the building closer
to the North property line then what currently exists..
Mr. Kiphart stated they were not.
Mrs. Badger stated that Mr. Holloway did come to the meeting when the
petitioner requested a rezone of this site and was satisfied with the
proposed plan.
Mr. Boone moved that Docket 89-88 be approved as submitted contingent
upon Board of Zoning Appeal approval of the requested variance.
Mr. Moore seconded.
Approved 11-0.
~~
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7: 30 P.I'1., Publ ic Hearing on Docket No. 90-88 P. P. a 1Bf'ii:t"JI~I";~i0~
<Cluster Housing )~E];<Il::,~~~~'cra~!f~;a4"'~filF;:on;e'st.',,S~~~ This
plat includes 158 lots on 70.3 acres of land located on the North
side of 116th Street, 1/2 mile east of Gray Road, Clay Township,
Hamilton County, Indiana. Site is zoned S-1, single family
residential. No variance are requested.
Filed by Mr. Mark Boyce for the C.P. Morgan Co., Inc.
The Public hearing opened at 8 P.M.
Mr. Jim Nelson, 3663 Brumley Way, Carmel representing C.P. Morgan made
presentation, a copy of which is on file with the Carmel Department of
Community Development.
Mr. Mark Boyce, V.P. of Development for C.P. Morgan, and Jack Southerland
of Schneider Engineering were present.
An aerial view was shown.
The development plan and site plan was shown.
The entrance signage rendering and architectural design rendering was
shown.
The public hearing closed at 8:21 P.M.
Mrs. Badger spoke in great concern of the traffic problem on 116th
Street. Mrs. Badger would like when this goes to committee, to give
consideration to a passing blister on the South side of road and that excel
and decel lanes be extended much further than the normal requirements. Also
that the Technical Advisory Committee take this under consideration.
Mr. Albright stated that it appears there will be only about 40' between
the lots on the east side and American Aggregates main road in and out of
the i r p I an t . ~ ~ )!f11!f1;' titr, ", {l.:.by; }Amei::'i"t.,;;:A;tlg;~g:f:i~g~~0WJtjliMt.,,:.':tf::aJlii;;rn'~
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property be developed at a later date?
Mr. Nelson stated that it was his understanding that American Aggregate
finds itself in a position that it is desirous of disposing of many of its
real estate holdings and believes it is (not factual) once they are finished
moving them in four to five years American Aggregate is currently moving fron
the !\lort h wes t ~ I"~Ye?~7jjF~~*~17'atl~etlt.+t.O::t:J1(;?~t,1J:jHl~~'N~~it;17'e,e~"9~FfS'~~.!:~e'~
{if.r;~;'l/l':ea.
Mr. Albright questioned the Fox, Sleeth and Westland soils~ and it j,s not
feasible for basements, and water table is less than one foot. How doe~~Mis
effect the retention pond?
!Vir'. NiJldfJ;(;H'1 r.Jhl\d ~n \rarot~i(:le ,from the Hamilton County survey stating, "The
main soil features that adversely effect engineering uses of this soil are
seasonal high water table, high potential frost action and slow
p~rmeability. Dwellings and small buildings with basements should not be
constrLtcted on thi s soi 1".
Jack Southerland, Schneider Engineering, 3020 N. Post Road, Indianapolis
stated as far as retention lakes go with all the sub surface drains that are
proposed, the normal water table will be lowered by some 2-3'. In this
particular project we have 4 lakes, there will not be a big fluctuation with
any of the lakes. American Aggregates operations has helped to lower the
natural water table in this area.
Dr. Long questioned what type of building material will be used on the
rear' and sides of these home? What subdivision does this resemble?
11r. Nelson stated the siding would be cedar and will resemble the homes
in Rohrer Woods with upgraded features. Pricing will be lower than Rohrer
Woods.
Mrs. Stevenson questioned the type of foundation that would be used.
Mr. Nelson stated they would be poured concrete, and block crawl spaces.
Mr. Davis owns property to the North of American Aggregate. American
Aggregate is owned by an England Company and if they are planning on
disposing of any property the petitioner needs to have a letter indicating
so. American Aggregate has been mined for 40 years. Also, this may set a
precedent on how the rest of this section is going to be developed. There i5
a considerable amount of noise from American Aggregate.
Mrs. Badger stated that this is a 5-1 zone classification right now and
that the Plan Commission is considering changing the requirements to require
one acre minimum lots even when serviced by City, Water and Sewers, 2 acres
minimum if not serviced by Sewer and Water. She would like this committee to
keep this in mind when reviewing this project.
Mr. Albright feels that the Technical Advisory Committee should take a
closer look at this project and give us some recommendations.
Mr. Moore questioned how far South does American Aggregate own?
Mr. Davis stated to River Road.
Mr. Moore stated then there would be more than one section effected here.
iM~1~h\"S1lZ:fe.Me.hSi::;U;i"\'2~\~t:lq!F,f::i;fr~'a;I;~oa:p~~~,./'t'h'erto~::;t)~i:i1nrl'ghl:ln(y . ;oM e :~~rlt.lt~l"Iite, ,(5J,f ,:Cfij
~'.6'1fil'\,YNSi\r. r!e'e.M,i"'a:m:::.~iut,tfe. h~~,'l~ma;t;ely."3C)O"o, ~r(s:!t~,.oilrn€l:,t_'i#t;ar-rd,';O.ulb:o ,g:,f.:', ..~
t$.croi'flI.:I.';v'ili?:l:,I;jJJ)
Mrs. Lamb questioned where the entrance is in location to where the small
rise in 116th Street is?
Mr. Nelson stated approximately 600' from the rise.
This project was sent to the Subdivision Committee meeting on October 4,
1988 at 7:30 P.M. at City Meeting Hall.
3g. 7:30 P.M. Public Hearing on Docket No. 91-88 P.P., a Primary Plat
application for Laurelwood Subdivision. This plat includes 63
lots on 128.48 acres of land located on the south side of 106th
Street approximately 1/4 of a mile east of Ditch Road; Clay
Township, Hamilton County, IN. Site is zoned 8-1, single family
residential. Petitioner requests variances per the plat submitted
from the following sections of the Carmel Subdivision Regulations.
1. S.D. Sec. 8.9 Sidewalks - Sidewalks shall be mandatory for
all subdivisions.
.-, SaOa Sec. 6.3.6 -
4.
o' S.D. Sec. 6.3a2.()
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4. S.D. E;ec II 6=3a2. 1
streets to be 30' wide back to back.
private streets are not to be platted.
- A. Subdivision of 15 lots or more shall
have at least two (2) points of access.
,
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The meeting was called to order by the Committee Chariman at 7:00 PM in the Caucus Rooms
of Carmel Civic Square. Members in attendance were as follows: Dick Klar; Alan Klineman;
Norma Meighen; Barbara Myers; Salim Najjar; and Paul Spranger, Chairman. Also in
attendance was Jay Dorman.
Dave Cunningham was in attendance representing the Department of Community Development.
Norma Meighen moved for approval of the minutes of the previous meeting (January 4, 1994),
seconded by Dick Klar, unanimously approved.
1. Committee to consider CEj~~Ic'p.1';.tII1()\:2-94rp~~nma.ry~(cluster)~j19atiOifllf~~
~si~am.edJhooIUie.t~Bayhill at Waterstone. The primary plat consists of 154 lots on
81.72 acres of land located south of 126th Street and approximately one-half mile east of Gray
Road. The site is zoned S-1. Filed by George Sweet for Waterstone Land Co.
Present for the petitioner was Jim Nelson who gave a history of the site, formerly owned by
American Aggregates, and an overview of the proposed project. Mr. Nelson displayed an aerial
photograph of the site which lies east of and adjacent to Gray Road between 126th Street on the
north and 1 16th Street on the south. At public hearing on Thursday, January 27th, a plan was
presented which provided for annexation to Waterstone of the 80 acre parcel of real estate lying
adjacent to its eastern boundary and referred to as the "Davis Parcel" because of its current
ownership by the Davis family (Jeff, Rick, and Debbie). The Davis parcel is south of and
adjacent to 126th Street, and adjacent to the eastern boundary of the Bayhill Section of
Waterstone, and lies immediately north of the residential community being developed by C.P.
Morgan known as Lake Forest, and north of the American Aggregates plant site, (the "Irwin
Parcel").
-',
The Davis parcel is zoned S-1 Residence District; the Comprehensive Plan recommends moderate
intensity, single family residential use. Currently, there are five homes situated on the Davis
parcel: three occupied by members of the Davis family, and two rentals. The proposed plan
includes retaining the three homes occupied by the Davis family, and razing the two rental
properties.
The proposed plan contemplates a substantial use of water which is a 40 acre lake. The open
space is substantial; of the 288 acres, 22.5% (64 acres) is open space, not including the park area.
The plan also provides for two street stubs to the east, and stub into the Davis parcel. The Davis
parcel was always intended to be included in the Waterstone Development, and the primary plat
is being presented for that purpose.
1
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tthe' Davis parcel.JLintended-ID~divided-irito-two-patts.Bayhill-6-&-1,and-BmOJaierdJ
\W;i.te~ ~ii1Dary dnttanCe-Wilr6e1'rom~,26th-S,treet:: liStilFi.:has 'been proVl1ieato'tJle'easJ
and::so1itlLfoLfutur~Io,pme[ltl}) The northern part, which will be known as Bayhill 6 & 7, is
55.8 acres in size and will contain 80 single family home sites; average lot size will be slightly
less th3Jl 26,000 square feet or over one-half acre. The Brookfield area is basically an extension
of the Stonewick area, and will range in price from $180,000. to $300,000. with an average lot
size of 12,380 square feet. Brookfield will contain 67 lots on 25.9 acres. Four retention ponds
have been provided as we~.1 as areas of open space, and a 20 foot perimeter landscape easement
in keeping with the cluster option. With the inclusion of the Davis parcel, there is a total of
21.4% or 80 acres in open space. Sidewalks will be provided on both sides of all interior streets
as well as along 126th Street.
Mr. Nelson explained the parking situation on site and as required under the cluster option.
Barbara Myers moved for approval of Docket No. 2-94 PP, seconded by Dick Klar, unanimously
approved.
2. Committee to consider Docket No. 4-94 PP, a Primary Plat (cluster) application for The
Reserve at Springmill Subdivision. The primary plat consists of 74 lots on 33.9 acres of land
located east of Springmill Road and approximately one half mile south of 106th Street, Clay
Township. The site is zoned S-2 residence district. The petitioner is requesting the following
Subdivision Regulation Variances:
6.3.6 - Road widths to be reduced from 30' to 26'
6.3.7 -Cul-de-sac length to exceed 600'
6.3.22 - Passing Blisters to be eliminated from entrances
Filed by Steve Pittman for Pittman Partners, Inc.
Steve Pittman appeared before the Committee and gave an overview of the proposed project.
, The subject site is located east and adjacent to Spring Mill Road and south of West 106th Street.
The property is part of a quadrant formed by 1465 on the south, US 31 to the east, 106th Street
to the north, and Spring Mill Road to the west. A design was created for the homesites that
would complement the existing terrain and utilize and enhance the existing vegetation. A dry
detention area was created in order to save the maximum number of trees, and the project was'
configured so as to enhance the street scapes.
\.
Presently in place is an 8 foot brick wall to screen the proposed project from Thomson
Electronics. There are also significant trees on site, and a six foot, shadow-box fence will be
installed. The backs of the homes will not backup to Spring Mill Road. Mr. Pittman stated that
the Reserve is dedicating a 45 foot one-half right of way on Spring Mill Road, and the Reserve's
side of Spring Mill Road will be widened to a minimum of 12 feet; a 3 foot stone shoulder will
be installed together with approximately 2,000 feet of sidewalk. Two points of ingress and egress
have been provided, with full accelldecel lanes, and a full width lane of pavement beween the
two points. The entry way will be divided into a boulevard with a landscaped island.
2
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, ':". ". ..;;:; : .<.. . '.~ble~:Pl~ ~lc.~orth. .L*e Forest, Haverstick and' Spring Creek are all' . , .',:,: ..
. .' <. ' ':" . ." ..:.' :;;;', ' ,~veit'),pm.eBts':ciiatbav~ol' ~d ponds with a lowered water levet 'Ibese .: " ;. .t
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.;: ....r ".:.. :'(::. .::siJnllF .ptciblem. ~e ~tan far this development is to 'let the pond's wat~ ~le~tior( ,:.. ":~:.:;..<;,'~~:\
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'>.,.:>.:.;'~' .': <!:::~:"'''' 'f91t:.w.as':746.6 Slid ~ estimated to be 743.0 on the 2000 version aiIl>s . . . '::.', '. '..""'..1
",.' '." ,,, . .':(oounty ~s'.infur.riiation). this <hop of 3.6 feet-hag made a signjficant diffe~nct ,.; ,.::.. ; :" ';
:.;. .;>:.~~ .> '-:'.:..:.: .,' ,~Q ~ stabillty,.appe8%w1ce ahd erodability of the ,pond banks. The banks:ofthis,,<. .... .,'.' .,'. ,':
': ;:: '.,' ... .' ;.. ,I . lWshed ~l1d'i1ee4' to ~ stable, safe and free ofsoil eroSiCJD when the water'. . . '. . .: ::' .,'.
'. . H' ,. ':-"" ". :~levati9n,is high Qilow~ The develop.er needs to assess how much the water' . .... "'. ",:.
. ....'.: '.' ",' < ~ '.. . ". . ..~l~on.is ~eljr:to ctiarige and provide. a plan to protect the pond banks.' :: ' .' '. ," ':.'.
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