HomeMy WebLinkAboutDept Report 12-18-01
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CARMEL/CLAY PLAN COMMISSION
DEPARTMENT REPORT
December 18, 2001
4h. Docket No. 139-01 PP; The Ridge at Hayden Run (primary Plat)
The applicant seeks approval to plat a lOS-lot residential subdivision on 74.347:1:: acres.
The site is located on the south side of West 141 st Street approximately one half mile
west of Towne Road. The site is zoned S-lIResidential.
Filed by Dennis Olmstead of Stoeppelwerth & Associates, Inc. for Centex Homes.
The applicant is proposing a lOS-lot subdivision. Please see the informational packet provided by
the applicant to view the layout ofthe lots and the areas provided as open space. Please note the
attached rendering of the subdivision. This plan reflects changes made to the plan to address
T AC and Department Comments regarding open space areas, the proposed round-a-bout and
center island medians at intersections along the collector roadway.
Specifically, the subdivision stubs to the east and west providing for the extension of 136th Street
between Towne Road and Shelbome Road. The Commission will see this connection continued
in the proposed Hamptons Subdivision that has requested to be tabled until the January 15th
meeting. However, as noted in the report for the proposed Lakes and Hayden Run subdivision,
the applicant should have a concept drawing to display at the meeting showing all of the
proposed subdivisions in the area and how this connectivity is provided. The Thoroughfare Plan
supports the connection.
The above mentioned road segment would ultimately be one portion of a roadway that will
connect new developing areas between Towne Road and West Road. The proposed Claybourne
subdivision picks up another segment of this same collector west of Shelbome Road. In
addition, we will see how other petitions such as the proposed Hamptons and the Lakes at
Hayden Run subdivisions incorporate the collector extensions (refer to overall area map to be
presented at the meeting).
As has, and will be noted, the process of reviewing all of these subdivisions have been
complicated by the fact that there are several properties in the area where developments are being
proposed. As the Department indicated in September, it would be likely that the plan
commission would see these petitions before the end of the year. There are several variables that
were used in determining the suitability of the layout presented all of which comply with the
letter and spirit of the Subdivision Control Ordinance. These issues were discussed at the
September 4th Subdivision Committee meeting in great detail. We have requested and the
applicants will be providing a traffic impact analysis for the proposed developments. This
information will be available in January. Once this has been received it will provide us with the
ability to determine the appropriate location for future roadway improvements.
To that end and in an effort to ensure that new developments are complying with all applicable
standards, the Department has evaluated the Subdivision Control Ordinance (SCO) as it relates to
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road improvements and conformance with the Thoroughfare Plan. Specifically, it has been
determined that streets along the perimeter of proposed subdivisions shall comply with the
minimum specifications contained within the SCO and Thoroughfare Plan. This applicant will
be addressing this requirement and memorialized it by commitment. The commitment will be in
a similar format to the one prepared for the Claybourne subdivision. This matter may be better
and further addressed at the subdivision committee meeting on January 8th. At that time the
Department should have a final draft of the proposed commitment and an opportunity to review it
with Mr. Molitor.
One outstanding issue with this subdivision, like the Lakes at Hayden Run, is the landscape plans
for the subdivision. Scott Brewer, the Urban Forester, has provided the applicant additional
direction. They should be prepared to deliver revised plans for review by the Subdivision
Committee at the January 8th meeting. The Department does not see any difficulty with the
development complying with the landscape requirements. The exclusive issue is the placement
of materials within the perimeter areas of the subdivision and median islands.
One Subdivision Waiver will be requested. The applicant is not providing the north south
collector roadway identified in the Thoroughfare Plan. This waiver request will be filed for a
Public Hearing at the January Plan Commission meeting. The applicant has proposed providing
other roadway improvements in lieu of providing this collector segment. This issue may be
addressed in a similar manner to the above-mentioned commitment regarding perimeter roadway
improvements. The Department requests discussion of the pending waiver request at the January
8th committee meeting. Perhaps if all issues are addressed to the satisfaction of the Committee at
the January 8th meeting, the public hearing for the subdivision waiver could be held at the
January 15th meeting as well as subsequent action of the Primary Plat request that evening.
Based on the resolution of the above items at the Committee level, the Department is in support
of the request for Primary Plat approval as well as the Subdivision Waiver request.
The Department recommends that this item be forwarded to the Subdivision Committee on
January 8th for further discussion.
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