HomeMy WebLinkAboutMinutes Sub 08-06-021,1`I y G`'`y of Cq,9y C ity
CARMEL /CLAY PLAN COMMISSION
SUBDIVISION COMMITTEE
AUGUST 6, 2002
The regularly scheduled meeting of the Subdivision Committee met at 7:00 PM in the Caucus Rooms
of City Hall, Carmel, Indiana on August 6, 2002.
Members present were Dave Cremeans, chairperson; Dan Dutcher; Wayne Haney; Ron Houck; Norma
Meighen; and Maureen Pearson.
Jon Dobosiewicz and Kelli Lawrence attended the Committee Meeting on behalf of the Department of
Community Services.
1. Docket No. 70 -02 PP; Williams Ridge Subdivision
The applicant seeks approval to plat a 6 -lot residential subdivision. The site is located on
the north side of 116 Street, '/2 mile west of Gray Road. The site is zoned R-
1 /Residence. The petitioner also seeks approval of the following Subdivision Waivers:
70 -02a SW SCO 8.9.1 sidewalks
Filed by Max Mouser of Weihe Engineers.
Max Mouser of Weihe Engineers appeared before the Committee representing the applicant.
The applicant is seeking approval to plat a six -lot residential subdivision on the north side of 116
Street, approximately one -half mile west of Gray Road. Currently, the Bethlehem Chapel
occupies this property.
The bulk of the site is wooded; to the rear is an existing home to be removed. There is an existing
ranch home to the front of the property. The project will be a cul -de -sac and will consist of six
homes. There will be a common area on the east side of the cul -de -sac and the applicant is
requesting approval to remove the sidewalk along the common area only —there would still be
sidewalk all along the front of the project.
The applicant is also requesting that the home on lot one would face the drive into the project
rather than 116 Street. There would then be a seven -foot high masonry wall along the property
to screen the project as well as several existing trees in the area. Scott Brewer met with the
developer on site and has made recommendations. Scott is also working with Engineering in
order to determine the feasibility of an asphalt path that would necessitate the removal of trees.
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Jon Dobosiewicz reported that the Department has not yet had a formal response from the City
Engineer, but they are leaning toward continuing the five -foot walk on either side of the
development as opposed to requiring the path at this time. This project is a short segment
between existing, developed areas. The Department is in support of the waiver requests and there
will be a public hearing on the waiver regarding the orientation of the house toward an interior
street. The Department is requesting the Committee make a recommendation on the orientation
of the home so that if a recommendation was made to the full Commission on the plat for action
on August 20 final action could then be taken on the waiver as well.
There were questions from Wayne Haney regarding the tree locations. The petitioner responded
the trees are being located within the common area and at Scott Brewer's suggestions, there will
be a construction fence around the trees to preserve them and keep construction traffic away from
the trees.
Ron Houck referred to the question of subsurface water that was posed at public hearing. Max
Mouser said the person who appeared at public hearing lives in Bradford Place. A drainage tile
has been installed draining out to the street and will tie in with other drainage. Also, John South
at the County Soil Water had suggested a subsurface drain be extended out of that structure
with some stone to additionally help drain the area.
There was also a concern expressed at the public hearing regarding dead trees and shrubs. The
petitioner has agreed to remove dead trees, shrubs and debris and Scott Brewer has given his
endorsement.
Ron Houck moved for approval of Docket No. 70 -02 PP, Williams Ridge Subdivision, seconded
by Norma Meighen. The motion was APPROVED 6 -0.
Ron Houck moved for approval of the 70 -02a SW, Subdivision Waiver, seconded by Norma
Meighen. The motion was APPROVED 6 -0.
2. Docket No. 81 -02 PP; Laura Vista Subdivision (Primary Plat)
The applicant seeks approval to plat a 54 -lot residential subdivision on 34.94 acres. The
site is generally located south of Danbury Estates subdivision between SR 431 and the
Foster Estates Subdivision. The site is zoned R -1 /Residence.
The petitioner also seeks approval of the following Subdivision Waivers:
81 -02a SW SCO 6.5.1 50' of frontage
81 -02b SW SCO 7.6.3 2 points of access to open space
81 -02c SW SCO 7.6.3 open space 75' in width
81 -02d SW SCO 6.3.7 cul -de -sac 600' in length
81 -02e SW SCO 6.2.1 subdividing within floodway
Filed by Brandon Burke of The Schneider Corporation for Primrose Development, LLC.
Charlie Frankenberger, attorney, 5212 Carrington Circle, Carmel appeared before the Committee
representing the applicant. Also present on behalf of Primrose Development were Will Wright
and Steve Schutz; Bill Fehribach of A &F Engineering; and Brandon Burke of The Schneider
Corporation.
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This request was presented to the Plan Commission on July 16 and subsequently referred to the
Subdivision Committee. The request pertains to 35 acres west of Foster Estates, south of
Lowe's, East of Keystone Avenue, and immediately south of the northbound exit ramp that
extends northeast from Keystone to 146 Street.
The proposed Subdivision is an empty- nester, custom community comprising 55 lots and 13 acres
of open space. The property is zoned R -1 Residential; the density is 1.57 units per acres and is
substantially below the permitted base density of 2.9 units per acre. The open space required is
6.99 acres or 20% of the site; the open space provided is 13.17 acres of 37.7% of the site.
As indicated, a northbound exit ramp will extend northeast from Keystone Avenue to 146 Street.
This will require the relocation of a sanitary sewer interceptor, and to facilitate this, the petitioner
will dedicate a 30 -foot easement. In addition, within this easement, Primrose will pay or install
gravel and 3 feet of asphalt necessary to construct the proposed alternative transportation path on
the property.
Substantial open space and tree preservation will exist in the western portion of the community.
This community will provide a residential and greenspace buffer from Keystone Avenue, the
northbound exit ramp, Lowe's, and other commercial development along the 146 Street
corridor. The residences will be upscale and custom built. In order to ensure the custom nature
of the residences, architectural commitments have been made and are included in the
informational brochures. These are some highlights of the commitments: a) Brick, stone, or
stucco is required on the first floor exteriors of all residences except historical, architectural
styles; b) Aluminum siding, vinyl siding and T -1 -11 is prohibited; c) Windows and architectural
breaks are required in order to avoid visual monotony; and d) All residences are required to have
2,000 square feet of finished space exclusive of garages.
Jon Dobosiewicz clarified the Department's recommendation. There are two issues —one is the
construction of the Alternative Transportation Ramp and access for the proposed Lot 55.
Centrally located within the plat is an existing homesite. For purposes of clarification, the
Department is requesting that a condition be established pursuant to approval of the plat -if a
drive were constructed to Vista Drive through the common area to provide access to Lot 55,
access to Danbury would be vacated. Jon read that portion of the Ordinance that supports the
Department's recommendation.
The Department has determined that because of previous action taken by the Plan Commission
and the fact that the streets are all currently to standard-30 feet back -to -curb, and 50 feet of
right -of -way —that the proposed development at this location would not require a waiver from
that standard, however, the Department recognizes that the layout as shown in the informational
packets represents the continuation of the platted streets. When this property is developed, we
will see the same situation, access will be through Smokey Ridge and Foster Estates into this
parcel. If this parcel were to develop farther south, access would be through the stub provided
when Smokey Ridge was approved.
Members of the public were in attendance and invited to speak.
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George Bell, president of the Foster Estates HOA. Since the public hearing on the 16 of July, a
number of discussions have been held with members of the Subdivision Committee. Also, two
letters were sent —one from Al Keske on behalf of the HOA, another from Ron Callahan. The
concerns are property values; water retention in the common area; common area maintenance;
access during the construction process; construction traffic; and some questions relating to
development. The HOA has also met with Primrose and has had a cordial, interaction with the
developer, and many concerns have been minimized. The HOA would like some assurance that
would demonstrate support for future development, such as a traffic study. The HOA supports
the proposed development, the HOA is comfortable with Primrose—Primrose is a respected and
trusted developer.
Cindy Faust, 1301 North Rangeline Road, Carmel. Mr. Mrs. Faust are the owners of the
proposed Lot 55 and they are in favor of the proposed development. Mr. Mrs. Faust are not in
favor of the Alternative Transportation Route that would take away additional, mature trees.
Perhaps the sewer line and the ATR could be re- routed. Mr. Mrs. Faust have a recorded
easement on their current driveway, and they need to be advised as to re- location of their mailbox,
etc.
Mr. Faust also spoke and asked for indulgence and some help from the Highway Department, the
developers, the ATR people, to help pay for the access road.
Curt Akshire, 2709 Laura Drive, endorsed the views of the HOA, but wanted to highlight a
concern and that is the safety and security of the children. A secondary access has been
requested. The access at 146 Street to Laura Drive is full of curves and there are blind spots.
Some form of written commitment from the developer has been requested as to how to limit the
potential danger to the children.
There were questions on the exact location of the trail; Kelli Lawrence said the trail connects with
the sewer easement at the south and north points shown on the plat. Currently there is a
consultant conducting a feasibility study to look at various alternatives and impacts.
Jon Dobosiewicz said the construction of the ramp is a County project, built to State
specifications, and it will eventually be turned over to the State.
Jon also spoke about the trail access and addressed the Fausts. The Fausts do have an option.
The Fausts can maintain their access into Danbury for as long as they would like under their
current arrangement and agreement. IF the Fausts would decide to derive access off of Vista
Drive, they would need to vacate the driveway access easement into Danbury that crosses the
trail.
Ron Houck asked what would happen to the end of Danbury and is there an opportunity for
access for construction traffic next to Lowe's? Response: Danbury is proposed for termination in
a hammerhead cul -de -sac. Jon Dobosiewicz said he had discussed access with the County
Highway Engineer and Jim Neal; Jon was told that access would not be had off the ramp,
regardless of whose request it is.
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Charlie Frankenberger said in any event, the access terminates into privately owner property and
that owner has indicated that he does not want to grant temporary access easement for
construction traffic. Even if the Highway Department said "Yes," (which it did not) it would not
work for similar reasons. Those opportunities were explored in earnest.
Charlie Frankenberger responded to questions regarding the traffic study from A &F Engineering.
The understanding is that the number of trips generated by this development do not warrant or
require a traffic study under Carmel guidelines. The AM peak hour is 43 trips; PM peak is 57
trips (after build -out.) The report from A &F Engineering prepared by Steve Fehribach indicates
that the number of trips generated by the proposed development will not adversely affect the
surrounding street system.
Jon asked the developer to commit to employ the services of an off -duty police officer during
those times when heavy truck and construction traffic will occur. The police officer would be
additional protection.
Will Wright said they had met with the Foster Estates HOA and tried to map out a typical cycle
during the construction of the development. It was decided that they would set up a "Laura Vista
Hotline" that would be a continuous recording that would relay construction process /events over
the following two or three weeks, and this would be up -dated on a regular basis —anyone that had
an on -going interest could call in and find out scheduling. Secondly, the developer committed to
have the general manager for Quadrant Development to be present when heavy equipment will be
transferred and in the area so that it can be done in a neighbor friendly fashion. Another peak
time is when the roads will be graveled; this is a continuous process and there is a multitude of
trucks in the area long enough to spread the gravel. Someone would be present during this time
and the primary purpose is not to watch gravel being poured but to ensure safety in and out of the
area.
Dave Cremeans said a further traffic study is not required.
Ron Houck asked about maintenance of the common area; Charlie Frankenberger responded the
homeowners' association would have mandatory assessments to finance the common area
maintenance. There will be uniformity in appearance of the common area.
Dan Dutcher had further questions regarding the construction of the trail and asked for a
summary of the approval of the trail.
Jon Dobosiewicz responded that the Plan Commission is charged with the responsibility of
making sure the trail is on the plat at the time of approval. At the secondary plat stage, the 10-
foot asphalt trail will be located and it is the developer's obligation, pursuant to plat approval, to
construct and dedicate the easement for that portion of the trail. The trail is part of the
Thoroughfare Plan and the developer is obligated, by Ordinance, to construct the trail.
Ron Houck moved for approval of Docket 81 -02 PP, Laura Vista Subdivision Primary Plat
and the accompanying Subdivision Waivers, 81 -02a SW, through 81 -02e SW, seconded by
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Maureen Pearson and APPROVED 6 -0.
3. Docket No. 84 -02 PP; Carey Lake Subdivision (Primary Plat)
The applicant seeks approval to plat a 10 -lot residential subdivision on 6.19 acres. The
site is located on the south side of 146 Street, 1/8 mile east of Carey Road. The site is
zoned R- I /Residence.
Filed by David Barnes of Weihe Engineers, Inc. for Springmill Builders, Inc.
Dave Barnes of Weihe Engineers appeared before the Subdivision Committee representing the
applicant. The proposal is for a 10 lot residential subdivision located on the south side of 146
Street, just east of Carey Road. The project will be served by sanitary sewers and storm water
retention system from Worthington Subdivision. The name has officially been changed to Taylor
Trace and approved through Carmel Community Services. The property has not yet been
annexed by the City and is currently under Hamilton County Highway and Surveying. Scott
Brewer has requested some changes in the landscape plan.
Marvin Taylor addressed the Committee and said two additional lots have been added by
implementing the development under the Open Space Ordinance. The homes are upscale, $350
to $400,000. The lots are approximately 70 feet wide, 120 feet deep; the homes will be
approximately 55 feet in width with 71/2 feet between the homes.
Jon Dobosiewicz said that currently, there is an existing home on 146 Street with a full access
cut onto 146 Street. The median cut will be closed and lot 12 will be right in/right out only.
This is a way of protecting the Carey Road /146 intersection.
Ron Houck moved for approval of Docket No. 84 -02 PP, Carey Lake Subdivision, subject to a
revised landscape plan acceptable to Scott Brewer. The motion was seconded by Norma
Meighen and APPROVED 6 -0.
4. Docket No. 39 -02 OA, 40 -02 OA
Amendments to the Carmel/Clay Zoning Ordinance
Use Table Adoption Definitions Amendment (Text Amendments)
The petitioner seeks to make amendments to the structure of the Ordinance relating to
uses, add definitions and group all definitions into Chapter three of the Ordinance.
Filed by the Department of Community Services.
Here followed open discussion regarding Use Table and Definitions Amendment. John Molitor,
Legal Counsel, suggested that unless the Committee has found anything problematic in the drafts,
the Committee proceed on the assumption that Jon has not made any errors reflecting what the
current Ordinance intends. Then, go into the definitions to see how the terms are applied and
follow up with identified issues and others that may come up in discussion.
The Committee adjourned at approximately 9:10 PM.
Ramona Hancock, Secretary Dave Cremeans, Chairperson
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