HomeMy WebLinkAboutApplication 1 1Vt,
Conn, Angelina V
To: justinmoffett @aol.com; kuhnb @weihe.net; Jim Shinaver; 'Jon Dobosiewicz'; Jim Shields
Cc: Hollibaugh, Mike P; Keeling, Adrienne M; Brewer, Scott I; Hancock, Ramona B; Littlejohn,
David W; DeVore, Laura B; Holmes, Christine B; 'jmolitor @prodigy.net'; Boone, Rachel M.;
Tingley, Connie S; Duncan, Gary R; Donahue -Wold, Alexia K; Weddington, Trudy A.;
Blanchard, Jim E; Stewart, Lisa M; Martin, Candy
Subject: Docket No. Assignment: The Cottages at Carmel #09080023 PP, 09080024 -26 SW)
I have issued the necessary Docket Numbers for (PP,SW) The Cottages at Carmel. They will be the following:
Docket No. 09080023 PP: The Cottages at Carmel
The applicant seeks primary plat approval for 40 lots on 6 acres. Also, subdivision waivers requested are:
Docket No. 09080024 SW SCO 6.03.20: no private streets permitted
Docket No. 09080025 SW SCO 6.05.01: minimum lot width of 50 -ft at R/W
Docket No. 09080026 SW SCO 8.09.01: sidewalks on both sides of street
The site is located at 531 S Guilford Rd. and is zoned B -7 /Business. Filed by Justin Moffett for Highline Construction, Inc.
Fees:
PP Application 5,654.00
Subdivision waiver 894.00
2 addt'l subd waivers 832.00
Total Fee: $7,380.00
Petitioner, please note the following:
1. This item was already on an agenda of the Technical Advisory Committee (TAC). Please submit updated plat
and construction plans to all TAC members ASAP. The online list of TAC members is here:
http: /www.ci.carmel.in.us/ services /DOCS/TAC2009 /TAC %20members %20
2. Mailed and Published Public Notice needs to occur no later than Friday, Sept. 25. Published notice is required
within the Indianapolis Star. Note: the placement of a public hearing sign on the property is required; see
application.
3. The Filing Fee and Fifteen (15) Informational Packets must be delivered to Plan Commission Secretary
Ramona Hancock no later than NOON, Friday, Oct. 9.
4. Proof of Notice (affidavits, green cards, etc.) will need to be received by this Department no later than Noon,
Friday, Oct. 16. Failure to submit Proof of Notice by this time will result in the tabling of the petition.
5. This item will appear on the Oct. 20 agenda of the Plan Commission (under "Public Hearings
6. This item will also appear on the Nov. 3 agenda of the Plan Commission Subdivision Committee.
Justin can be contacted at 966 2023.
PETITIONER: refer to your instruction sheet for more detail.
DOCS preliminary review comments. (PETITIONER: please reply to the following):
O" Please submit the plat and construction plans to all TAC members ASAP.
0 ,(,2! Please add all docket numbers to the plat.
3. Please provide a filled out /notarized affidavit or notice of public hearing (see application).
4. Please provide a filled out notice of public hearing form (see application).
5. Provide the notarized Affidavit of the Public Notice Sign Placement.
6. Provide a copy of the list of adjacent property owners from the Hamilton County Auditor's office.
7. Remember to include the Findings of Fact form in the Plan Commission information packets.
Please provide a copy of your covenants /restrictions, if any.
o ey8`' Please provide copies of your correspondence to TAC members.
0 04(f. Provide another subdivision waiver application for docket no 09080026 SW.
Thank you,
1
APPLICATION for PRIMARY PLAT (or REPLAT)
2\
Fee: $894.00 plus $119.00 per lot ($296.00 plus $119 per lot) pw
DATE: DOCKET NO. 010/UO
The undersigned agrees that any construction, reconstruction, enlargement, relocationor
alteration of structure, or any change in the use of land or structures requested by this
application will comply with, and conform to, all applicable laws of the State of Indiana, and the
"Zoning Ordinance of Carmel, Indiana 1980 adopted under the authority of Acts of 1979,
Public Law 178 Sec. 1, et seq, General Assembly of the State of Indiana, and all Acts
amendatory thereto.
Name of Applicant: Highline Construction, LLC Phone No. 317 966 -2023
Fax No. 317 815 -0639 Email: justinmoffett aol.com
Address of Applicant: PO Box 799, Carmel, IN 46082
Name of Owner: Guilford Commons, LLC Phone No. 765 -479 -1644
Name of Subdivision: The Cottages at Carmel
Approximate Address /Location of Subdivision: 531 S. Guilford Road, Carmel, IN 46032
Tax ID Parcel No(s): 1609250308017.000
Legal Description: (To be typewritten on separate sheet and attached)
Area (in acres): 6.059 Number of Lots: 40 Length (in miles) of new streets to be dedicated
to public use: N /A.
Surveyor certifying plat: Weihe Engineering, Brady Kuhn
Address: 10505 N. College Ave., Indianapolis, IN 46280 Phone No: 317 -846 -6611
STATE OF INDIANA, COUNTY OF SS:
The undersigned having been duly sworn, upon oath says that the above information is true and
correct as he or she is informed and believes. r
SIGNATURE OF APPLICANT: Print: Justin W. Moffett t J
Subscribed and sworn to before me this day of 20 V10,/CAC
Notary Public
My Commission Expires:
FEE: Received by:
Filename: Primary Plat 2009.doc; Revised 12/17/2007
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SEP 2 5 209
SUBDIVISION CONTROL ORDINANCE DOGS
WAIVER REQUEST APPLICATION
(Submit two (2) copies)
Docket No. 09080024 SW, 09080025 SW, 09080026 SW Date: Revised on 9/25/09
Received:
Contact Person: Justin Moffett Telephone No. 317- 966 -2023
Fax No. 317 815 -0639 E -Mail: justinmoffett(�aol.com
Address: PO Box 799, Carmel, IN 46082
PROJECT NAME: The Cottages at Carmel
PROJECT ADDRESS: 531 S. Guilford Road, Carmel, IN 46032
APPLICANT NAME: Highline Construction, LLC
Land Owner: Guilford Commons, LLC
ADDRESS: 822 Main Street, Lafayette, IN 47901
TELEPHONE: 765 479 -1644
Section (Section Number, Page, item) of Subdivision Control Ordinance for which
waiver is being requested:
1) SCO 6.03.20: no private streets permitted
2) SCO 6.05.01: minimum lot width of 50 -ft at R/W
3) SCO 8.09.01: sidewalks on both sides of street
State explanation of why waiver is being requested:
Developer is seeking to plat Tots for a development that was previously approved and
constructed for a Horizontal Property Regime (condo). Because of the national
mortgage lending crisis it will be difficult for buyers to obtain mortgages on condominium
units. Should the plan commission allow the developer to plat the land into fee simple
lots for "true townhomes" lenders will be able to finance buyers using conventional
loans. No design details of the project have changed since the developer received
initial approval of the Development Plan. This platting process simply allows us to
subdivide the land underneath the units to be constructed.
1) Private Streets: The development has already been approved by the plan
commission through the ADLS /DP process and all of the infrastructure is built.
Streets will be dedicated publically if acceptable to Carmel Department of
Engineering. However, if the Dept. of Engineering finds that the right -of -way
design does not conform to their standard we will be required to make the streets
private.
2) Lots Must Have Minimum Width of 50' at Right -of -Way: The development has
been planned and previously approved for multi family units of duplexes and tri-
plexes. To subdivide the Tots into fee simple parcels for each unit a waiver will be
needed to allow for the smallest units in the development that has only 29' in
width. Should the Carmel Dept. of Engineering determine that the streets shall
remain private this waiver may not be required since the Tots will not have their
frontage on a public right -of -way. Subsequently, the waiver would be withdrawn.
3) Sidewalks on both sides of the street: This project was previously approved by
the Carmel Plan Commission through the ADLS /DP process and it was
determined at that time that sidewalks on both sides of the street were not
necessary for the functionality of pedestrian traffic within this particular
development and the Development Plan was approved without sidewalks on both
sides of the street.
State reasons supporting waiver request:
The development has already been approved by the Carmel Plan Commission through
the ADLS /DP process and has been found to be conforming to the underlying
requirements of the B -7 zoning district. No substantive details of the approved project
are changing other than the legal ownership of the land underneath the units.
Pr sent zoning: B -7
■Iet C aks11,4./ c e
i •nature of Prope ilOwner
THIS APPLICATIO MUST BE SUBMITTED AT THE TIME OF THE PRIMARY PLAT
APPLICATION. WAIVER REQUEST MUST BE INCLUDED WITH THE PUBLIC
NOTICE FOR THE PRIMARY PLAT.
APPLICATION FEE
SUBDIVISION CONTROL ORDINANCE
WAIVER REQUEST APPLICATION
(Submit two (2) copies)
Docket No. ka Z‹ Z�0 Date Rn r r t p
AUG ;0
Received: L-`f Gs
Contact Person: Justin Moffett Telephone No. 317 966 -2023
Fax No. 317 815 0639 E -Mail: justinmoffett anaol.com
Address: PO Box 799, Carmel, IN 46082
PROJECT NAME: The Cottages at Carmel
PROJECT ADDRESS: 531 S. Guilford Road, Carmel, IN 46032
APPLICANT NAME: Highline Construction, LLC
Land Owner: Guilford Commons, LLC
ADDRESS: 822 Main Street, Lafayette, IN 47901
TELEPHONE: 765 479 -1644
Section (Section Number, Page, Item) of Subdivision Control Ordinance for which
waiver is being requested:
1L 1) Chapter 6.03.20 Private Streets
2) Chapter 6.05.01 Lots Must Have Minimum Width of 50' at Right -of -Way
3_ co S .Oa 01 S�QUIw(Wks a�n l-t Si cir2 ��ree -s? Z explanation of why waiver is being requested:
Developer is seeking to plat lots for a development that was previously approved and
constructed for a Horizontal Property Regime (condo). Because of the national
mortgage lending crisis it will be difficult for buyers to obtain mortgages on condominium
units. Should the plan commission allow the developer to plat the land into fee simple
Tots for "true townhomes" lenders will be able to finance buyers using conventional
loans. No design details of the project have changed since the developer received
initial approval of the Development Plan. This platting process simply allows us to
subdivide the land underneath the units to be constructed.
1) Private Streets: The development has already been approved by the plan
commission through the ADLS /DP process and all of the infrastructure is built.
Streets will be dedicated publically if acceptable to Carmel Department of
Engineering. However, if the Dept. of Engineering finds that the right -of -way
design does not conform to their standard we will be required to make the streets
private.
0
2) Lots Must Have Minimum Width of 50' at Right -of -Way: The development has
been planned and previously approved for multi- family units of duplexes and tri-
plexes. To subdivide the lots into fee simple parcels for each unit a waiver will be
needed to allow for the smallest units in the development that has only 29' in
width. Should the Carmel Dept. of Engineering determine that the streets shall
remain private this waiver may not be required since the lots will not have their
frontage on a public right -of -way. Subsequently, the waiver would be withdrawn.
State reasons supporting waiver request:
The development has already been approved by the Carmel Plan Commission through
the ADLS /DP process and has been found to be conforming to the underlying
requirements of the B -7 zoning district. No substantive details of the approved project
are changing other than the legal ownership of the land underneath the units.
Present oningy l
B� -7
Signa re of Property
THIS APPLICATION MUST BE SUBMITTED AT THE TIME OF THE PRIMARY PLAT
APPLICATION. WAIVER REQUEST MUST BE INCLUDED WITH THE PUBLIC
NOTICE FOR THE PRIMARY PLAT.
APPLICATION FEE
CITY OF CARMEL SUBDIVISION CONTROL ORDINANCE
CARMEL CITY CODE
CHAPTER 10: ZONING SUBDIVISIONS
ARTICLE 2: SUBDIVISION REGULATIONS
CARMEL SUBDIVISION CONTROL ORDINANCE
CHAPTER 7: OPEN SPACE STANDARDS FOR MAJOR SUBDIVISIONS (ROSO 11I)
7.00 Subdivision Open Space Design.
7.01 Subdivision Base Density.
7.02 unassigned.
7.03 Open Space Schedule.
7.04 General Standards For Open Space.
7.05 Open Space Priority Areas.
7.06 Standards For Natural Open Space.
7.07 Woodland Evaluation.
7.08 Standards For Agricultural Open Space.
7.09 Standards For Designed Open Space.
7.10 Standards For Conservancy Lots.
7.11 Permanent Protection Through Conservation Easements.
7.12 Ownership of Open Space and Common Facilities.
7.13 Maintenance.
7.14 Modifications.
EXHIBIT A: Open Space Schedule.
EXHIBIT B: Open Space Conservation Plan Preparation Guidelines.
The Open Space Subdivision design approach has been adopted to ensure a minimum amount of neighborhood
open space is integrated within all Major Subdivisions. Open Space should be set aside for active or passive
uses, and provide a network of open space. The open space requirements emphasize the protection of natural
areas, such as flood zones and woodlands, but also allow for more structured open spaces, such as parks or
squares, as well as for agricultural open space in the form of fields or pasture. Open space should be consistent
with the goals, objectives and policies set forth in the Comprehensive Plan.
To encourage the maximum amount of open space within subdivisions, the ordinance allows for smaller lots,
and reduced yard areas. The ordinance also allows for a density increase bonus when minimum requirements
for open space are exceeded.
7.00 Subdivision Open Space Design.'
7.00.01 Major Subdivisions with community water and community sewer that meets the Standard Open Space
Requirement (SOSR) set forth in Section 7.01 shall be exempt from the area, yard, width, and
coverage standards set forth in Sections 5.04.02, 5.04.03, 6.04.02, 6.04.03, 7.04.02, 7.04.03, 8.04.02,
8.04.03, 9.04.02, 9.04.03, 10.05.02, and 10.05.03 of the Zoning Ordinance, however, the minimum
distance between dwellings shall be six (6) feet.
7.00.02 Minor subdivisions shall be exempt from the requirements of this Chapter.
7.00.03 Major subdivisions with a gross density of nits per acre or less shall be exempt from the
requirements of this Chapter.
Section 7.00 amended per Ordinance No. Z- 483 -05.
Chapter 7: Open Space Standards For Major Subdivisions
7 -1
as amended per Z-346; Z- 475 -05; Z- 483 -05
Winter 2006 v 1
CITY OF CARMEL SUBDIVISION CONTROL ORDINANCE
7.01 Subdivision Base Density.
The base density permitted for new subdivisions is set forth below. The percentages in the following table refer
to the percentage of a subdivision's gross site acreage which must be devoted to open space as defined in this
Chapter:
RESIDENCE STANDARD BASE DENSITY
DISTRICT OPEN SPACE FOR QUALIFYING
(PER ZONING REQUIREMENT SUBDIVISION
ORDINANCE) (SOSR) (Lots /Acre)
S -1 Residential Estate 15% 1.0
S -1 Very Low Intensity 15% 1.0
S -1 Low Intensity 15% 1.0
S -2 20% 2.4
R -1 20% 2.9
R -2 20% 3.9
R -3 25% 5.0
R -4 25% 8.0
R -5 25% 12.0
7.02 unassigned.
7.03 Open Space Schedule.
Together with the primary plat application, the applicant must submit an Open Space Schedule, noting the Open
Space categories used and acreage of each. (Exhibit A.). Subdivision open space is divided into four (4)
categories: Natural Open Space, Agricultural Open Space, Conservancy Lots, and Designed Open Space.
7.03.01 Natural Open Space. (See Section 7.06). Natural Open Space includes all land areas set aside in a
naturally occurring state, including priority conservation areas, used either:
1. for the purpose of passive neighborhood recreational use;
2. to protect scenic views; or
3. to minimize views of new development from existing roads.
7.03.02 AGRICULTURAL OPEN SPACE (See Section 7.08). Agricultural Open Space includes all land
areas set aside for agricultural uses, including pastureland.
7.03.03 CONSERVANCY LOTS (See Section 7.10). Conservancy Lots are intended to be used primarily as
large lot residential uses which serve as a buffer and/or transition to pockets of low intensity, very low
intensity,and residential estate subdivisions.
7.03.04 DESIGNED OPEN SPACE (See Section 7.09). Designed Open Space includes all land areas (other
than Agricultural and Natural Open Space) set aside or designed:
1. for passive or active ie Rational use within neighborhood areas;
2. To enhance views of ne houses from existing roads;
Section 7.01 amended per Ordinance No. Z- 475 -05, §a.
3 Section 7.02 deleted per Ordinance No. Z- 483 -05.
Chapter 7: Open Space Standards For Major Subdivisions
7 -2
as amended per Z -346; Z- 458 -04; Z- 475 -05; Z- 483 -05
Winter 2006 vl
CITY OF CARMEL SUBDIVISION CONTROL ORDINANCE
CARMEL CITY CODE
CHAPTER 10: ZONING SUBDIVISIONS
ARTICLE 2: SUBDIVISION REGULATIONS
CARMEL SUBDIVISION CONTROL ORDINANCE
CHAPTER 7: OPEN SPACE STANDARDS FOR MAJOR SUBDIVISIONS (ROSO III)
7.00 Subdivision Open Space Design.
7.01 Subdivision Base Density.
7.02 unassigned.
7.03 Open Space Schedule.
7.04 General Standards For Open Space.
7.05 Open Space Priority Areas.
7.06 Standards For Natural Open Space.
7.07 Woodland Evaluation.
7.08 Standards For Agricultural Open Space.
7.09 Standards For Designed Open Space.
7.10 Standards For Conservancy Lots.
7.11 Permanent Protection Through Conservation Easements.
7.12 Ownership of Open Space and Common Facilities.
7.13 Maintenance.
7.14 Modifications.
EXHIBIT A: Open Space Schedule.
EXHIBIT B: Open Space Conservation Plan Preparation Guidelines.
The Open Space Subdivision design approach has been adopted to ensure a minimum amount of neighborhood
open space is integrated within all Major Subdivisions. Open Space should be set aside for active or passive
uses, and provide a network of open space. The open space requirements emphasize the protection of natural
areas, such as flood zones and woodlands, but also allow for more structured open spaces, such as parks or
squares, as well as for agricultural open space in the form of fields or pasture. Open space should be consistent
with the goals, objectives and policies set forth in the Comprehensive Plan.
To encourage the maximum amount of open space within subdivisions, the ordinance allows for smaller lots,
and reduced yard areas. The ordinance also allows for a density increase bonus when minimum requirements
for open space are exceeded.
7.00 Subdivision Open Space Design.'
7.00.01 unassigned.
7.00.02 Minor subdivisions shall be exempt from the requirements of this Chapter.
7.00.03 Major subdivisions with a gross density of .85 units per acre or less shall be exempt from the
requirements of this Chapter.
Section 7.00 amended per Ordinance No. Z- 483 -05 Z- 516 -08.
Chapter 7: Open Space Standards For Major Subdivisions
7 -1
as amended per Z -346; Z- 458 -04; Z- 475 -05; Z- 483 -05; Z- 516 -08
Spring 2008 v I
CITY OF CARMEL SUBDIVISION CONTROL ORDINANCE
7.01 Subdivision Base Density.
The base density permitted for new subdivisions is set forth below. The percentages in the following table refer
to the percentage of a subdivision's gross site acreage which must be devoted to open space as defined in this
Chapter:
RESIDENCE STANDARD BASE DENSITY
DISTRICT OPEN SPACE FOR QUALIFYING
(PER ZONING REQUIREMENT SUBDIVISION
ORDINANCE) (SOSR) (Lots /Acre)
S -1 Residential Estate 15% 1.0
S -1 Very Low Intensity 15% 1.0
S -1 Low Intensity 15% 1.0
S -2 20% 2.4
R -1 20% 2.9
R -2 20% 3.9
R -3 25% 5.0
R -4 25% 8.0
R -5 25% 12.0
7.02 unassigned.'
7.03 Open Space Schedule.
Together with the primary plat application, the applicant must submit an Open Space Schedule, noting the Open
Space categories used and acreage of each. (Exhibit A.). Subdivision open space is divided into four (4)
categories: Natural Open Space, Agricultural Open Space, Conservancy Lots, and Designed Open Space.
7.03.01 Natural Open Space. (See Section 7.06). Natural Open Space includes all land areas set aside in a
naturally occurring state, including priority conservation areas, used either:
1. for the purpose of passive neighborhood recreational use;
2. to protect scenic views; or
3. to minimize views of new development from existing roads.
7.03.02 AGRICULTURAL OPEN SPACE (See Section 7.08). Agricultural Open Space includes all land
areas set aside for agricultural uses, including pastureland.
7.03.03 CONSERVANCY LOTS (See Section 7.10). Conservancy Lots are intended to be used primarily as
large lot residential uses which serve as a buffer and/or transition to pockets of low intensity, very low
intensity,and residential estate subdivisions.
7.03.04 DESIGNED OPEN SPACE (See Section 7.09). Designed Open Space includes all land areas (other
than Agricultural and Natural Open Space) set aside or designed:
1. for passive or active recreational use within neighborhood areas;
2. To enhance views of new houses from existing roads;
'Section 7.01 amended per Ordinance No. Z- 475 -05. §a.
Section 7.02 deleted per Ordinance No. Z- 483 -05.
Chapter 7: Open Space Standards For Major Subdivisions
7 -2
as amended per Z -346; Z- 458 -04; Z- 475 -05; Z- 483 -05; Z- 516 -08
Spring 2008 vi
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