HomeMy WebLinkAboutMinutes Sub 08-03-99CARMEL /CLAY PLAN COMMISSION
SUBDIVISION COMMITTEE
AUGUST 3, 1999
The regularly scheduled meeting of the Subdivision Committee met at approximately
7:00 PM on August 3 1999, in the Caucus Rooms of City Hall, One Civic Square,
Carmel, Indiana.
Members present were: Marilyn Anderson; Ron Houck; Norma Meighen; Chris White;
and Tom Yedlick.
Steve Engelking, Director, Terry Jones and Michael Holligbaugh were present
representing the Department of Community Services.
Chris White moved to re -order the Agenda to allow Docket No. 44 -99 for SCM
Development, Brookstone Park of Carmel Subdivision, to be heard as the last item.
APPROVED 5 -0.
Item 2. Committee to consider Docket No. 64 -99 SP., a secondary plat
application for Estridge Development Company. The petitioner seeks approval to plat 16
lots on 16.08 acres known as High Grove Section 1. The site is located on the east side
of Hoover Road between 116 Street and 126 Streets. The site is zoned S -1 /Residence.
Filed by Gina Tirinnanzi of Estridge Development Company.
Steve VanSoelen, vice president of Estridge Development Companies, appeared before
the Committee together with Gina Tirinnanzi and Dave Sexton of the Schneider
Corporation.
Gina Tirinnanzi gave a brief overview of the High Grove Subdivision, phase I. There are
16.08 acres in section I; total acreage is 25.8 for a density of 1.24 lots per acre. There is a
pump station on site. The petitioner has responded to comments from the Technical
Advisory Committee members.
Steve Engelking stated that the secondary plat is essentially the same as the primary plat,
and there are no outstanding issues.
Gina Tirinnanzi stated that the Pipeline Company is requesting that the walking path be a
woodchip path over the pipeline; beyond that, the path can be asphalt. Steve VanSoelen
stated that Estridge will pursue the asphalt path due to the fact that woodchips are
difficult to maintain.
The path will ultimately tie -in to the neighboring properties when they are developed.
The path runs along the back of lots, along the Creek towards the south property line,
connecting on Hoover to the walking path from Brenwick's Village of WestClay.
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There was much discussion regarding the cul -de -sac that goes into the stub street.
Homeowners purchasing on a cul -de -sac assume that the street will remain a cul -de -sac
and not be an open street connecting subdivisions. Ron Houck was very adamant that
homeowners would never think to ask the question whether or not a cul -de -sac would be
opened and connected to an adjacent development. From a marketing and aesthetic
standpoint, Mr. Houck understood Estridge's position of designing the stub street as a cul-
de -sac; however, the practicality issue is that when the adjacent property is developed and
the cul -de -sac becomes a stub street, it will not fare well with the homeowners.
There was further discussion and concerns expressed regarding the appearance of the stub
street as a cul -de -sac; the merits of designing it as such; and the possibility of creating
problems for future homeowners. The petitioner was willing to market the cul -de -sac as
having a potential access to the adjoining property or undeveloped property via a stub
street so that people are aware that it may eventually become a connecting street.
Ron Houck felt that the issue was not one of design, but rather if it becomes a stub street,
people have been living on a cul -de -sac and that dramatically alters their immediate
neighborhood.
Mr. VanSoelen stated that this issue had been discussed at length at the time the Primary
Plat was approved. Those concerns have been taken into consideration and the plat
accurately reflects what is in being. The existing right -of -way reflects a stub street, not a
cul -de -sac.
There was also discussion regarding the sidewalks. The sidewalk will stop where it
meets the path. The petitioner agreed to reconfigure the sidewalks so that they would
start at the edge of the right -of -way so that it is clear that the road is a possibility.
Norma Meighen moved for the approval of Docket No. 64 -99 SP., conditioned upon the
following: The petitioner agrees that marketing materials to prospective purchasers of
those lots on the cul -de -sac will state that a stub street will occur upon development of
the adjacent property; this will also be noted on the recorded plat; Further conditioned
upon reconfiguring the sidewalk to the edge of the right -of -way so that it is clearly shows
the road as a possibility. APPROVED 5 -0.
Item 3. Committee to consider Docket No. 65 -99 SP., a secondary plat
application for The Schneider Corporation. The petitioner seeks approval to plat 3 lots
on 4.301 acres known as The Parks at Springmill Section 9. The site is located at the
northeast corner of Meridian Corners Boulevard and 131 Street. The site is zoned S-
1 /Residence.
Filed by Dave Sexton of The Schneider Corporation.
Dave Sexton of The Schneider Corporation appeared before the Committee on behalf of
the applicant. Jackson Lau of Lau Architects was also in attendance. Mr. Lau has done
the architectural design and site planning for the Bethlehem Lutheran Church and
Schneider Corporation is handling the Secondary Plat.
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This particular section of the Parks of Spring Mill was approved as one lot. The site is
being split into three lots for economic reasons. The sewer fees on a per acreage basis are
not economically feasible for the petitioner and by splitting into three lots, the fees will
be paid on an incremental basis. The Fellowship Hall /sanctuary will be located on lot
one, phase I. Phases II and III are located on lots 2 and 3 and will contain the education
wing and gymnasium; these will be free standing buildings -not connected.
Dave Sexton stated that an option at some future date would be connecting the buildings
and re- platting into one lot.
Steve Engelking stated that the Department has no issue with the petitioner's request.
Mike Hollibaugh commented that curb cuts will need to be approved by the Board of
Public Works. The City Engineer is aware of the initial plan.
Chris White stated that currently, the Subdivision Regulation provides that a dwelling
unit cannot be built on the property line because of the side yard setbacks. This should be
amended to state that if a building is built on two lots, owned by the same person,
building on the property line would be permitted.
Ron Houck moved for the approval of Docket No. 65 -99 S.P., a secondary plat
application for The Schneider Corporation. APPROVED 5 -0.
Item 4. Committee to consider Docket No. 66 -99 SP., a secondary plat
application for The Schneider Corporation. The petitioner seeks approval to plat 28 lots
on 10.014 acres known as Plum Creek Farms, Section 4. The site is located near the
northeast corner of Hazeldell Parkway and 126 Street. The site is zoned S -1 /Residence.
Filed by J. Cort Crosby of the Schneider Corporation.
Cort Crosby of Schneider Corporation and Chris Werth with Thompson Land Company
appeared before the Committee representing the applicant. Section 4 of Plum Creek
Farms consists of 28 lots on 10 acres. The petitioner reported that all TAC comments
have been addressed.
The Department reported that the Secondary Plat conforms to the Primary Plat in all
respects.
Ron Houck moved for the approval of Docket No. 65 -99 SP, Plum Creek Farms,
Section 4. APPROVED 5 -0.
Item 1. Committee to consider Docket No. 44 -94 P.P., a primary plat application
for SCM Development. The petitioner seeks approval to plat 107 lots on 49 acres known
as Brookstone Park of Carmel Subdivision. The site is located on the southeast corner
of Ditch Road and 146 Street. The site is zoned S -1 /Residence.
Filed by Bruce Fagan of SCM Development.
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Jim Nelson appeared before the Committee representing SCM Development. Also
present were Mike Kline and Bruce Fagan.
The Primary Plat has been revised and reflects comments of the Committee; however, it
is the petitioner's belief that there are individual differences regarding the open space-
where it is located and how large it should be.
The plan has been revised to address the concerns of the committee. The small pockets
of open space have been reconfigured; the circular nature of the street system has been
addressed; the east /west connection in regard to pedestrians has been expanded, making
the walking trail and common areas more accessible; and the lakes have been re- located.
There was also a suggestion from the Committee that the entry be moved southward
along Ditch Road.
Mike Kline reported that the entry had been moved approximately 250 feet to the south to
provide for a more central location within the community and also provide for full view
of the water feature. Open space has also been added that extends from Ditch Road east
through the largest contiguous area of open space containing the primary conservation
area (wetlands and woodlands.) The petitioner has added as much curvi- linear aspects to
the roadway as possible. Basically, there is a single loaded street; there are no homes that
front the thoroughfare; the homes on the east side of the street will be loaded from cul -de-
sacs. Mr. Kline distributed computer generated images of the product.
Ron Houck commented that the revised plan is a better use of the open space, and gives
better availability to the platting of the lots than the previous plan. Mr. Houck also
agreed with the location of the water feature.
Norma Meighen moved for the approval of Docket No. 44 -99 PP., Brookstone Park of
Carmel Subdivision. APPROVED 5 -0.
There being no further business to come before the Committee, the meeting was
adjourned at 8:20 PM.
Tom Yedlick, Chairman
Ramona Hancock, Secretary
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