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HomeMy WebLinkAboutDept Report 04-23-02 City of Carmel April 18, 2002 MEMO To All Plan Commission Members: Enclosed is last-minute correspondence received for your information and review in advance of the meeting on Tuesday, April 23rd. Also enclosed are the minutes from the Subdivision Committee (incomplete) which includes the discussion on Townhomes at Hazeldell. The Department Report will be available by email Friday, or delivered to your home on that date. If you have any questions, please do not hesitate to contact Ramona Hancock, 571-2412, or Jon Dobosiewicz, 571-2417. ONE CIVIC SQUARE CARMEL,INDIANA46OJ2 317/571.2400 -, ..... Properties ~~"'"~ 4/?/l . (l,,/~/;0~ /1 ~ /){I <PI!? vcs (;(" TO: FROM: RE: DATE: Plan Commission Members Paul Rioux, Platinum Properties Townhomes at Hazel Dell April 16, 2002 We had a very interesting and productive Subdivision Committee meeting on Tuesday evening. After almost 2 hours of discussion, including significant public, committee and staff input we were able to arrive at a plan that received a 4 to 1 positive vote. Voting in favor of a plan with the commitments described below and a reduction of density from 97 to 87 homes were Ron Houck, Norma Meighen, Dan Dutcher and Linda Flanders. Wayne Haney was opposed. Regarding our proposal, please consider that we have satisfied all Technical Advisory Committee (T AC) issues, including DPW and Fire Department, have a strong positive recommendation from staff and were previously given a 4-1 positive recommendation from the Subdivision Committee (March meeting), before the question of proper notice was raised at the March Plan Commission meeting. As requested, prior to the Subdivision Committee meeting on April 9, we re-confirmed that all public notices were given properly. This has been a long discussion, and for the sake of clarity, I have outlined the points that have been agreed to through this process and confirmed them with the Department of Community Development. LAND PLAN - revisions based on public and committee input: We have not connected our roadways to adjoining neighborhoods. Reduced density from the maximum allowable 104 homes to 87. Reduced the number of buildings from 20 to 16. Eliminated four buildings - all on the south end of the site. Have added over an acre of open park land to the south end of the site. Have added numerous "off-street" parking spaces to accommodate guests of residents. PRODUCT - expensive improvements to the architecture of the buildings Added significant brick to almost every building. Created offsets to emphasize individual home character of the buildings. Committed to abide by additional Staff architectural recommendations. Added shutters to the windows on the rear and side elevations of the homes. Committed to no floodlights on the homes. FINANCIAL CONCESSIONS to satisfy numerous requests of adjoining homeowners Added over 400' of 10' wood fencing to extend existing fence Agreed to clean up grade and seed common areas west and south (over 6 acres). Agreed to provide easements or storm lines for continued water supply to LF lakes 317 818-2900. 317 818-2910 fax 9551 Delegates Row. Indianapolis, IN 46240 >>' .., Agreement with Scott Brewer to add landscaping on the LF side of the berm Agreement with Scott Brewer to increase sizes of some of the landscape material NORTH VS. SOUTH There are 27 homes that directly abut the 6 acre "north property" with their rear yards, decks, play areas, windows and porches directly exposed to the property in question. These residences have no existing buffer and would lose a significant number of trees to see this area developed. They obviously have been in favor of this plan. These residents live in both the Lake Forest and Brookfield neighborhoods. The residents to the south initially saw a plan that had 4 buildings in the southern 500' of the property. They were concerned, and continually expressed their concerns about the density and the view. After some discussions at their neighborhood meetings and at sub-committee we eliminated two buildings, added fencing and landscaping and increased the separation between the remaining buildings. Prior to and during the Subdivision committee it was obvious the people on the south still were not satisfied. As discussed above, after lengthy discussion Platinum Properties further agreed to eliminate 2 additional buildings. This now gives us a plan with a large (over I-acre) park on the southern portion of the site, enhanced with significant landscaping. In conclusion, we feel the process that has been created by the Plan Commission has worked. There has been lively debate and in the end a creative solution to a tricky site. As for the fulfillment of this plan, Platinum Properties, has been involved in the development of literally thousands of home sites in Carmel and Platinum Properties does what it says it will do. The builder of this community, Ryland Homes, also has an excellent reputation and has enhanced it with successful town home neighborhoods in City Center and Village of West Clay. We respectfully ask for your support of this new neighborhood on Tuesday evening. Sincerely Paul Rioux Platinum Properties Alan Goldsticker Ryland Homes CARMEL/CLAY PLAN COMMISSION DEPARTMENT REPORT April 23, 2001 li. Docket No. 159-01 PP; The Townhomes at Hazel Dell Petitioner seeks approval to plat a ninety-nine-Iot 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/Residence. The petitioner also seeks approval of the following Subdivision Waivers: 159-01a SW SeD 7.0.1 Minimum distance between units of6' 159-01b SW seD 7.6.3 Minimum width of75' for Open Space 159-01c SW SeD 6.3.20 Every Residential subdivided property shall be served from a public street 159-01d SW SeD 6.3.24 Frontage Place exceeds 600' and does not terminate at street 159-01e SW seD 6.5.1 Minimum lot frontage of 50' at right-of-way line. Filed by Paul Rioux of Platinum Properties. This item was at the Plan Commission on January 15th for Public Hearing. The applicant provided additional information at the February 5th and March 5th committee meetings. At the conclusion ofthe committee meeting on this item, the Committee forwarded the Primary Plat and Subdivision waivers back to the full Plan Commission with a favorable recommendation by a vote of 4-1 subject to the delivery of the commitments delivered to the full Plan Commission prior to the March 19th meeting. Jim Nelson, attorney for the applicant, prepared the written commitments as directed by the Committee. As indicated in the department report prior to the Plan Commission meeting on the 19th, the Department has reviewed the attached commitments and finds that they address the direction of the Committee. At the March 19th Plan Commission meeting there was a discussion of great length regarding notice for the public hearing. The Department advised the Plan Commission that the petitioner had made notice in conformance with the Plan Commission Rules of Procedure. Specifically, the Department stated that they had reviewed the file in greater detail than other items on the agenda due to questions that had been raised and found no deficiency in the notice. The Plan Commission President forwarded this item back to the Committee. The Committee forwards the Primary Plat and Subdivision Waivers back to the full Plan Commission (as amended) with no recommendation by a vote of 4-1. There was a vote of the Committee to forward with a favorable recommendation that failed by a vote of 3-2. See attached exhibits to view revised plan. The development has been reduced by two buildings (10 homes). The Department recommends that the Plan Commission approve the Subdivision Waiver requests as submitted. Note: Written findings are required for action on the Subdivision Waivers. The Department recommends that the waiver requests be acted on under a single motion. However, we have indicated to the applicant that they should come to the meeting prepared for both individual action or action on all under one motion. Pending a favorable vote on the subdivision waiver requests, the Department would recommend that the Plan Commission then approve the primary plat request subject to the following: 1. The recording of the commitment (as submitted) concerning the use and development of the real estate. Additional Note: Written findings are required for action on the Primary Plat. The followine: page eontains additional haek~..ound information reg;lrdin~ the property and some of the questions that have heen asked~ As the Commission may recall the property is the location of the now withdrawn proposal for the Hazel Dell Pond subdivision. The Subdivision Committee also met with the applicant at their January 8th meeting to provide some advance review. Please note the following that may serve to address concerns and add information to help the Commission apply the Ordinance: 1. The property is zoned R-2 / Residential. 2. The density of the proposed subdivision is under that permitted under the R-2 zoning (3.9 units per acre). The applicant is not requesting to exceed the base density that they could under the Open Space Ordinance. The plan sets the area between the Lake Forest and Brookfield Subdivisions aside as open space with the exception of completing the cul-de- sac (see plans). The plan focuses development along Hazel Dell Parkway and the existing lake. It is my understanding that changes have been made to the plat to shift building and homes so that there is not as high a concentration at the south end ofthe site. 3. The plan utilizes 4,5,6 and 8 unit single-family attached housing similar to that approved along City Center Drive last summer. Ryland Homes is the proposed builder at that location as well as at this proposed site. A similar product to the one proposed has been build at the Village of West Clay. The Plan Commission has the ability to approve the proposed housing configuration. 4. The plan utilizes private frontage places to serve the lots from Hazel Dell Parkway with one full access cut onto Hazel Dell with the remaining access points providing southbound exiting only. At some point in the future when Founders Park is improved, there could be an additional full access point. 5. The homes do not exceed the height permitted under the Ordinance of35'. The proposed buildings are 33' in height as measured by Ordinance. To that end the applicant has provide an exhibit displaying the site lines from the Lake Forrest addition into the site. There is an existing mound and fence of a height between 14-20' in height (mound between 4-10'in height and 10' fence) along the property line between the Lake Forest addition and the proposed subdivision. 6. The applicant has proposed to extend the existing 10' fence both to the lake, to their south property line, and along the south property line to the first home as well as provide additional landscaping to enhance the existing buffer (see picture provided by applicant). The proposed treatment is far in excess of the bufferyard standards in the Ordinance. In addition, the applicant is making commitment regarding the architecture ofthe proposed townhomes. 7. The applicant has met with TAC and addressed the concerns raised by the Police and Fire Departments. Additional emergency access from the north cul-de-sac and drive widths as well as parking was a concern. The applicant has provided changes to address these concerns including an emergence connection to the cul-de-sac and additional parking spaces. 8. Lighting of the drives will be addressed using photocell coach lights on the first floor of the homes. No streetlights are proposed for the drives except at the entrance along Hazel Dell Parkway. In order for the proposed subdivision to be laid out in the proposed manner the approval of five subdivision waivers will be necessary. The waivers address the following: 1. The first waiver, minimum distance between units of 6', is necessary due to the proposed housing type. The applicant is proposing a 4,5, and 6 unit single-family ::Itt::lcheo housing type. The open space chapter of the ordinance requires a minimum of6' of separation between each home. The approval ofthe waiver is necessary to permit the proposed housing configuration. The applicant will prepare a commitment ensuring the character ofthe proposed buildings in support of the waiver request. Copies of the building elevations have been submitted with the information packet. The Committee should address this aspect in greater detail at the meeting. 2. The second waiver, minimum 75' width of open space to separate the lots from the existing Lake Forest subdivision. This is necessary to accommodate the homes that will be along the long narrow portion of the subdivision between Hazel Dell Parkway and the existing Lake Forest subdivision. 3. The third and fifth waivers, every residential subdivided property shall be served from a public street and minimum lot frontage of 50' at the right-of-way respectively, are necessary due to the width of the lots being defined by the width of the home (typically 20-26') and a number of the homes being served by the frontage place (private drive). 4. The forth waiver, Frontage Place exceeds 600' and does not terminate at street, is necessary for two reasons. The desire to limit the number of driveway cuts onto Hazel Dell Parkway has resulted in only two cuts on to Hazel Dell. In addition, it is not the desire ofthe applicant or the residents for the drive at the northwest end of the subdivision to connect into Lake Forest. It is for these reasons that this waiver is being requested.