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Home My WebLink AboutPacket 12-16-03\~/ 5~ DURA BUILDERS, INC. ' Amended Primary Plat Application And Subdivision Waivers ' Docket Nos. 78-03-PP Amend; 78-03-aSW; 78-03-bSW; 78-03-cSW; 78-03-dSW ' and 78-03-eSW v oo^~ Carmel Plan Commission December 16, 2003 Applicant: Dura Development, Inc. c/o Paul Shoopman 5740 Decatur Boulevard Indianapolis, IN 46241 ' Telephone: 821-8100 ' Attorney: Charles D. Frankenberger NELSON & FRANKENBERGER 3105 East 98"' Street, Suite 170 ' Carmel, IN 46032 Telephone: 844-0106 Engineer: Schneider Engineering Corp. c/o Dave Sexton 8901 Otis Avenue ' Indianapolis, IN 46216 Telephone: 898-8282 ~. 1 ~~ ~~ 1 i i 1 1 1 TABLE OF CONTENTS 1. Explanation 2. Aerial photograph and area map 3. Original Plat 4. Revised Plat 5. Comparison of Original Plat and Revised Plat 6. Exhibit illustrating waivers 7. Conceptual gated entry elevation 8. Conceptual gated entry plan H:Vane[\Dura\Izkes-Hamilton\TOC. doc ~, EXPLANATION Dura Builders is the owner of approximately 153 acres located in western Clay Township, west of Shelbome Road, east of Michigan Road, and north of 116`h Street. It is outlined on the aerial photograph included as Exhibit 2. Dura has requested approval of an amendment to a primary plat of ~~ the real estate, originally approved in 1998. A copy of the plat originally approved for 1998 is included as Exhibit 3 (the "Original Plat"). It provides for 278 lots, and 10.98 acres of open space representing 7.2% of the 153 acres. Rather than proceeding with development of the Original Plat, Dura is requesting an amendment in order to permit the development pursuant to a revised plat depicted on Exhibit 4 (the "Revised Plat"). As indicated, this Revised Plat permits tree preservation along the perimeter boundaries, provides for 214 lots representing a decrease in density of 25%, and includes 48.8 acres of open space representing 31.83% of the 153 acres. A comparison of the Original Plat and the Revised Plat is included as Exhibit 5. The Revised Plat necessitates the following waivers, the locations of which are illustrated on Exhibit 6: 1. A waiver permitting cul-de-sacs longer than 600 feet; 2. A waiver permitting a reduction in centerline offsets; 3. A waiver permitting a reduction in street centerline radiuses; ~~ 4. A reduction in the standard open space requirement; and ' S. A waiver permitting a portion of the streets (Waterbridge Drive, Waterbridge Court, and Cold Creek Court) to be private with a gated entry. This area contains 24 of the 214 lots. By way of general background, in March of 2002, Dura attended a meeting of the Technical Advisory Committee as a step in the development of the Original Plat. After that TAC meeting, the Department of Community Development suggested that Dura consider a revised and improved primary plat and, as a result, the Revised Plat was discussed. The Revised Plat was reviewed and unanimously approved by the Executive Committee and, thereafter, the Hamilton Cuonty Commisioners approved the street waivers described in paragraphs numbered 1, 2, and 3 above. However, on September 16, 2003, in a subsequent public hearing before the Plan Commission in connection with Dura's request for a gated entry and private streets, some concern was expressed about the fairness of approving the Revised Plat in an Executive Committee meeting, without a noticed public hearing. While it was generally recognized that the Revised Plat was far superior to the Original Plat, some concern was expressed that the approval of the Revised Plat was not occasioned by a public hearing. In order to address this concern and remove any doubt, Dura (i) tabled, at the Subdivision Committee, its request for a gated entry and private streets, and (ii) agreed to proceed through the public hearing process for the approval of the Revised Plat. To this end, we will present this matter, along with the waivers necessitated by the Revised Plat, on December 16, 2003. Respectfully submitted, ~~~- ice, ~~.e,~ h:-~ ~. Charles D. Frankenberger H:V anet~Dura4.akes-Hamilton~Explanatioadoc i~. i~ i~ i~ i~ i~ ~_ i~ i~ ~~ LAKES AT HAMILTON PLACE AREA MAP IN -t51- Schneider HAMILTON COUNTY, IN SCALE: !" = 1500' ~~ r'7 ~i 0 .~ i u 0 ~~ i G ~~ ~;n 7. ^I c~ ~~ Z 143 144 145 146 147 148 149 150 151 142 ~ ~ ~ ~ ~ ~ 141 125 103 102 101 100 77 76 126 140 124 104 105 99 78 75 106 127 139 123 98 79 74 128 109 107 13a 122 1aa s7 ao 73 Izs no 137 121 112 96 81 72 111 113 130 136 120 95 82 71 131 135 119 116 114 115 94 83 70 13 134 117 91 92 93 84 69 133 118 90 85 68 87 sa 89 28 88 86 67 29 27 61 62 63 64 65 66 30 59 26 31 58 57 56 55 54 53 52 25 32 33 46 47 48 49 50 51 24 23 14 13 45 44 43 42 41 40 22 IS 12 34 35 36 37 38 39 21 16 11 6 5 4 3 2 1 20 17 10 7 9 RECREATION AND 19 18 g COMMON AREA 152 153 154 155 156 157 158 159 160 161 A 162 163 177 176 175 174 173 172 171 170 169 16g 178 179 180 181 182 183 184 185 IB6 187 164 165 166 1 1 167 . 197 196 195 194 193 192 191 190 189 188 198 199 200 201 202 203 204 205 206 207 219 218 217 21fi 215 214 213 212 211 210 209 208 220 221 222 223 224 225 226 261 260 259 258 262 257 263 264 256 255 235 ~ 234 233 229 ~ 236 232 230 237 231 238 COMMON AREA 239 266 265 254 270 240 267 268 269 241 271 253 242 274 273 272 252 243 275 244 251 276 245 250 277 246 249 278 AAA 247 I ~I E~- ~SSOUfD NOIViX N01 i0 SCAIF EAGLE RIDGE (FORMER LAYOUT) x. ~ixss~oo~~owcs~exx~eoaz owc ott asps/ai ---- m ~ aTCma£r ~ ~ _ . couuaxu~n couuavuie, __ ~ _._-_ cwvuox,csEn '- 175 176 ' ~~ ~ ~ y V 1gg 167 88 B5 84 163 ~ a ' ~ ~ ~ ~ 85 ~ / ~ ~~ 81 80 T8 78 77 cm urn ~ ~ ~~ R 170 171 ~ 169 ~ ~ 3 ~~ !_ ~ _ ~ ~ ~ i -, ~ ~ _ - ~ 75 v _~ \i 174 / .i~ 172 _ ~- _ _ -. ~ 97 1 / / 1~-{ ~ ~~~ \ 173 11 1` ~~~y _ ~ ~ ~ _. .- I ~ ~ ~ \ ~ /;/ ~ ^ - ~- ~~ ~~ ~\~ ` 4 ~7 ,-~ V i ~ ~ X162 iLr I 126 100 1 ~ -, ~ ~ ~ /~ B8 67 ~ - ' ~ ~\. ~ 54 ~ i ~~ ~ ~ ~ r~ ~ ~ wia cn . 180A~ 153 ~ / ~ i ~ 161 128 ~ ~ 126 ~ ~ ~ ~ 101 ~ , ~ . ~/ gq ~ ~\. ~ ~ 73 ' ~ ~ ~ 152 ~ 1 156 ~ i- 160 129 124 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ fi8 ~ . f~ /~ ~ 72 ~ ~ ~~~ 181 1561 y ~ ~~ ~ ~ ~ ~ ~ 102 ~ ~ ~ ~ . ~ ~ ~ ~ ~ ~ ~~~ 1`''0 ~~~ / 159 1~ ~ ~ 111 ~ 123 ~ ~ ~ '71 \ 1 ~~ ~ ~r~ 149 1 ,83 67 1- 1~'\ 131 ~ 111 ~ tYl ~ 103 `~ ~ ~ ~ 90 ~ ~ 62 , ~ ~_ 138- 137 ,48 139 iffi ~/~ 193 F / ~~~ ~ 121 ~~ ~ ~~ 1 ~ 1 ~; 92 I y ~ 91 ~ ~ 61 ~ ~ 184 ( ~ ~4 147 ~ 138 134 ~ ~~ ~ 4 ~ 120 I ~ ~ ~ --i ~ ~ / 60 .. 185 1 yrl _ 140 ~~ ~ 1 1146 ~-- ' \ 135 \ _ -~d~- X 11fi \ - ~ ~ ~~ 10.5' ' -_ cax _ `~~= ` ~ - _- 58 ~. y / / 115 14~\ ~ a~ 186 ~ ~ ~ ~ ~ 117 _v 118 ~ 119 I , f ~ ---T - 7 _ 1 ~ ~~ -~ 57 f v " ` V 115 \ 187 ~ ~ X142V~v ~ / /U 114 /~ ~ ~ 1~ ~ ~ ~ \ ~ ~ ~ ~ r 49 50 51 ~ 52 ~~ ~ ~ ! x ~ ~ ,~ -,"`~~y" ,~'~9x ~-.' xV 144 .~ o y ~ / 'V ~ ~ ~ 113 ~ ~ ~ 101 V ~ 63 ~ ~A 54 ~ ,~ ~ ~ ~ f ,~ g 188~ ~ Y"~~ V 143 / yr ~ ~ \ 112 ~ 108 109 \ ,/ 55 W`~ ! / ~/ ~ , / ~ \ VA ~ 110 1 A ~-~~ r ~ ~ ~~ ~~ 47 5fi Axe / \ \~/-~~ ~ 111 ?'' ~/ l ~ ` ~ _ iJ F .l ~ .. \ ~ / ~ ~ ~ 1 ~ / COI610a0.4FA ~ ~ ~ /" ~\~ ~0. \.~ o" \ \ 42 ~ 4,' 43 4fi 7 e ~ ~~ -~ ~~` ~' -+j dA ` ~ 41 a~ c ~~ . . ~ _ _ r _ 5~ \ ~ ~ ~ \ 40 - J -- 4I ~ \ ~ ~ ~ ~ ~ ~ 21 ~ - 198 y 199 ~~ ~ ~~ ~ r ~~ ~ a 21 ~ ~ ~ ~ ~I ~x ~ i ~. -~ '~ ~ 37 ~ :~ _ 195 ~ / ~ ~ ~ ~ ~ ~' \ ~ ~ ~i -`4~ ~ '~"~ gn F ~ ~i `3 ~ 2D ~ - ~ % ~ ~ p i 194 /~ 7 1rI ~ 197 ~ Y~ ~ , ~ ~ ~"`~.;ev9~ r~ '~ r "0 r ~.. ~. _ ~~ 1/ m~.w-r \ ~ , 196 i ~./ C ~ ~ ~ ~~?~~:~r }~rv, ~ . 18 17 ~ i~~, 1` J ;i 193 ~c , ~ \ .~~y ~ 212 ~ ~ w i ~ ~` 35 192 \ \~~-~ ~//~~ 213 201 ~\ \ ~~~ \\ ~ ~ m '6 ~ ~ ~~ ~ ^"~.~-~ 15 18 i ~ li ~ 111 ~ ~ i ~ ~ ~ ~ V ~ ~ ~ ~~ 'Ww~ : _ ~ ~' ~ ~ ,+~ ~ ~~/ ~ l ~ `~'~ -` ~ - 191 ' ` ~ \ ~ ~ ~ 211 \ ~ / ~ \\ 1~1 ~~~/ l ~ ~ \ \ i 1 1 / ~ ~ \\ \ \ _ ~ ~ \ \ cowcxvu ~ ` / \ ~~ 33 / - 180 ~ \~' ~kt--- ~, ~ , N 2;9~~, ; ~~ ~ ; ' The Lakes at 7 9 ~ ~~ ~ ,+ ~ 1 ~~ ~'1 J` ~ 1 W E ~(' ~ Ham ilton Place _ ,, , ~1 ~ , ; // 20B ~~ 3 ~ L~ $ ~ ~~ _~ ~ -~~ \_ WAi6®RIUGE gihE - - ~ ~ 214 e aeuovnrcn eawm. ~ r~, xM. ~,, yr_ ~ I _ ~ . __ _ _...... _ _ Schneider „~>~ 11BINSiNFEf r~.:, - ~ 11R1/p3 7299.COd CCdexhilMl i ~,~ i 'i ~ ~ ~ i '~ i !~ 5i ~ ii ~ ~i ~ i i NOTES: I. 1LITA1 PRD,EGT AREA = 1874 AC 2 NUMBER ~ LOTS = ~ 3. OPEN SPACE PRONGED = 1098 AC (7.2f1 4. LENGTH OF PPOPOSEO STREETS = 2115A_I.E. 5. AREA OF EXISTPlG LAKES 27.2 A46 6. AREA ff EXISDNG LAKES TO BE PRESERVED = 24 AG 7. EXISDNG PERIMETER LANDSCAPING TO BE REMOVID. 8 NO iRABS OR AMFNIDES PRONDED. 9. DENSITY = 1.8 LOTS / AO I _~_ ~I xanx r.mo NOTES: 1. TOTAL PROJECT MEA = 1a14.dG 2 NUMBER OF LOTS = ~ J. OPEN SPACE PRONGED = 1880 AG (31.83X1 4. LENGTH dF PROPOffD STREETS = ]Si~I.L 5. AREA OF E%ISDNG LAJ(ES = 27.9 AC 6. AREA aF EXISTING LAKES TO BE PRESERVED = 26.LAG 7. E%ISDNG PERIIAEIER LANDSCAPING TO BE PRESERVID. 8. ]Q,$TQ t LF. 6 TRAILS PRONDED, ALONG 'MTH CLUBHOUSE, POOL ETC. 9. DENSITY = t.4 LOTS / AC xanuvn un OONi qG BLNO' +re ~A yr +eo°o-oes-ssai II a~,~ ~~ w~ 5 ~~ 6 ~ ~~ I~ TPA®~ PROPOSED PRIMARY PLAT -THE LAKES AT HAMILTON PLACE (FORMERLY EAGLE RIDGE) EXISTING PRIMARY PLAT -EAGLE RIDC~ (APPROVED 1997) 1 =. 1F 1 1 1 f 1 1 1 1 1 1 1 ,~-~,- , ~ it ~ W E ~ I 1 ~` I I C-0lMh E0.UE~ ~ ~ ~ { ~ \~ ~ _ ~~ s _ - ~ ~ ~ s ~ ~ WAIlf®WO6f OWVE ~ ~~ ~ o "Y _ _i / j i. / L...~ ~\\ ~~~ ~~~ ~ ~~~ ,~, , ~ _ ' ~~ N ~~ ~ ~~, I~~A I U E R E X H I B I T ~~ ~ , ~~ y ~ - _ ~ , ~~~ ~, ~ ~ ~ ~, ~ T- - ~v ~~~, ,, v , ; ,,, ~ i~~ ace E~ ~ ,~ ~ ~ ~ ~~~~ ~~~~~ ~ ~ Hamilton PI E ~~ l ~ ~ 0' CENTEI tC, 6,3.15 ~I (' C! C, 6,3,15 ADDITIONAL VARIANCES NOT DEPICTED: 1. SECTION 7.1 REDUCTION IN MINIMUM STANDARD OPEN SPACE REQUIREMENT (SOSR). ~ 1 ~~~ ~ ~ '~,~ ~ ~~ ' ;;' ~ ~\ ~, THAN ~ 00' IN LENGTH ~ ,. ~, ,,~ ~ EG,6.3.1 The Lakes at ~ , ~ ,' ~ ~ ~ j -- - --- - . ~ - - ~ ~- i ~T-- ~ ,, '1 i i ~~ ~ ~ ~ ~ _ ~~~ i i _ _. /~~ ~ I I i~ /! , A ~ ~ I i I CUL-DE-SAC GREATER .. ~ ~ (\ `,\ \ ~ I j ~ THAN 600' IN LENGTH ~ ~a ~ ~ SEC, 6,3,7 ~ ~ ,, ~, ~ ,~ ~, a y, ~ ~ ~ ~ i ~~ ~ - -~ ,~~ r ~ ~ ~~ ~ /, ~~ -~ ~ '' ~~ \ ~' ~ ~ ~i ~ WAI R FOR PRI ATE VE STR V EET ~ ~ 1 ~ ~"~ ~~, ~~ -~ ~ SEC. 6.320 . ~ - ~_ I ~~ ~~ ~~' ~ ~ 1 W~,~u ~~/ \ ' ~ , ~ ~ ~ i / ~ ~~ ~ / ~ ,, , ~\~ `,'~ CUL-DE-SAC GREATER Schneider 17/04103 1299.004 1299003a e~i64 d~ THE 6" Curb 5' Walk LAKES AT HAMILTON PLACE CONCEPTUAL GATED ENTRY ELEVATION Scale; 114" = I'-0" 0 ,~ o ~ ~; ~: br ii ~ ~ v v W U ZZ a of ~~ J °` - z W 0 Q ~' ~- d ~-- a H d w U W Z ~ o Q J LU a~ ".r ~