HomeMy WebLinkAboutMinutes Sub 12-07-99CARMEL /CLAY PLAN COMMISSION
SUBDIVISION COMMITTEE
DECEMBER 07, 1999
The regularly scheduled meeting of the Subdivision Committee met at approximately
7:00 PM on December 07, 1999, in the Caucus Rooms of City Hall, One Civic Square,
Carmel, Indiana.
Members present were: Marilyn Anderson; Kent Broach; Leo Dierckman; Ron Houck;
and Tom Yedlick.
Steve Engelking, Director, was present representing the Department of Community
Services.
Item 1. Docket No. 85 -99, Westchase Subdivision (Primary Plat)
Petitioner seeks approval to construct a 13 lot subdivision on 16.54 acres
located southeast of West 146 Street and Ditch Road. The site is zoned
S- I /Residential. The project is being developed as a Non Qualifying
Subdivision under the Residential Open Space Ordinance.
Filed by Jerry Corbier of Corbier Traditions, Inc.
Jim Nelson appeared before the Committee representing the petitioner. Also in
attendance were Jerry Corbier and Stan Neal. The plat provides for single family,
residential development to be known as Westchase. The plan also provides for large lot,
low density residential with open space, characterized by custom homes in the 3,000
square foot size range.
The Primary Plat provides for a single entrance from 146 Street and proceeds into a
street that terminates in a cul -de -sac and extends farther south, providing for a street
connection to an existing stub northward from the Kingsborough Subdivision. The
density is less than one unit per acre. The on -site, storm water retention is provided in
two lakes. Sidewalks will exist throughout on both sides of all internal streets. In
addition to the sidewalk system, a trail system has been provided that begins along the
west property line and connects to a "trail stub" provided by Brookstone Park, The trail
proceeds eastward through the common area, north along the east property line and
connects to the pathway system adjacent and parallel to 146 Street.
The overall landscape plan involves both tree preservation and additional plant material.
The new plant material is being provided in those pockets of open space or common area
where landscaping or trees do not exist today. The northeast corner of the property is
wooded and is 2.94 acres in size. Judson Scott, arborist, has developed a tree
preservation area adjacent to 146 Street; also an area adjacent to the east property line
will be preserved except for clearing required to install the pathway system. There is also
an area, 97 feet in width, that comprises parts of lots 11, 12, and 13, and designated as a
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tree conservation area. According to the covenants, any tree clearing in this area is
absolutely prohibited except for the removal of dead trees or any other clearing that may
improve the existing stand of trees. Certain premium trees in lots 11, 12, and 13 have
been identified and labeled by the arborist -these will also be preserved.
The plan is a conventional, S -1 plat and identified as non qualifying under the new Open
Space Ordinance, although still required to have open space. Those requirements have
been re- confirmed with the Department as being low intensity residential area with a
required open space of 15% or 2.4 acres. Considering the aggregate of the land in the
tree preservation and conservation areas, 3.74 acres, the open space would be calculated
at 23
There was discussion on the calculation of the open space, and it was determined to be
within the allowance.
Marilyn Anderson had some questions about the tree preservation areas, and specifically
referred to an existing, large, Red Oak Tree #121), and an unusually large cedar (996).
Marilyn wanted to confirm that these trees will definitely be preserved. Also, the
pathway, hopefully, will meander around the existing trees; the paths will be mulch rather
than asphalt.
Ron Houck moved to recommend approval of Docket No. 85 -99 PP, Westchase
Subdivision. APPROVED 5 -0.
Item 2. Docket No. 99 -99 SP, Lakes at Hazel Dell, Section 2
Petitioner seeks approval of 17 residential lots on 6.08 acres. The site is
located southwest of East 126 Street and Hazel Dell Parkway. The site is
zoned S -1 /Residential.
Filed by Keith Lash of The Schneider Corp.
Dave Sexton of The Schneider Corp. appeared before the Committee on behalf of Zaring
Homes, developer of the Lakes at Hazel Dell, Section 2. The petitioner is seeking
secondary plat approval for Section 2, a basic extension of Section 1. All sewer and
water utilities feed back into section one, as well as a pre- existing storm sewer. The
petitioner has appeared before the TAC committee; there are no outstanding concerns.
David Sexton confirmed that the Secondary Plat is consistent with the Primary Plat.
Leo Dierckman moved for the approval of Docket No. 99 -99 SP, Lakes at Hazel Dell,
Section 2. APPROVED 5 -0.
Item 3. Docket No. 199 -99 SP, Buckhorn Estates
Petitioner seeks approval of 57 residential lots on 39.737 acres. The site is
located southeast of West 141 Street and Ditch Road. The site is zoned
S -1 /Residential.
Filed by Stan Neal of Weihe of Weihe Engineers.
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Stan Neal, Weihe Engineers, 10505 North College Avenue, Indianapolis, appeared before
the Committee representing the petitioner, Buckhorn, LLC.
The property is bounded on the north by 141" Street; to the west and south is the existing
Cheswick Subdivision, and along the eastern boundary is the existing Buckhorn Estates
Subdivision.
The petitioner has appeared before the Technical Advisory Committee; the final approval
is forthcoming from the County Surveyor's office. The development is served by all City
of Carmel utilities; there are sidewalks provided on both sides of the street within the
development as well as a sidewalk adjoining 141 Street. The Primary Plat was
originally approved as Hyde Park in 1997.
Stan Neal reported that the main concern of the County Surveyor was the grade of the
outlet pipe into a lake; some minor changes have been made to accommodate the grade
requested from the County Surveyor's office. There will be a sub surface drain to
accommodate storm drainage.
In response to questions, Stan Neal stated that the development has no access onto 141
Street; access is through the other two subdivisions only. (Cheswick and Buckhorn
Estates) There is an existing home on the property with a driveway; the drive will be
improved and kept in place during the installation of the infrastructure and also to
accommodate construction traffic. The secondary plat does conform to the Primary Plat.
Leo Dierckman moved for the approval of Docket No. 100 -99 SP, Buckhorn Estates.
APPROVED 5 -0.
Item 4. Docket No. 101 -99 SP, Stone Haven at Haverstick, Section 5
Petitioner seeks approval of 28 residential lots on 8.697 acres. The site is
located northwest of East 131 Street and River Road. The site is zoned
S- I /Residential.
Filed by Edward E. Fleming of Stoeppelwerth Associates, Inc.
Tom Kutz, land development manager for Centex Homes, appeared before the
Committee seeking secondary plat approval for section 5 of Stone Haven at Haverstick.
This section consists of 28 lots on 8.697 acres. The Primary Plat was approved as Cluster
Zoning. The secondary plat does have a slight change from the Primary Plat- -the street
has been stubbed to allow for the installation of the sewer with a better gravity flow. The
change also allows for better access to the City municipal well site. It should be noted
that the number of lots has not been increased, the lot size has not been increased, the
open space has not been changed -the road is simply being shifted and replaced with a lot
where the road was.
Steve Engelking stated that the Department did not feel that the change was significant
enough to require an amendment to the Primary Plat (originally approved in 1994).
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Ron Houck moved for the approval of Docket No. 101 -99 SP, Stone Haven at
Haverstick, Section 5. APPROVED 5 -0.
Item 5. Docket No. 104 -99 SP, Eagle Ridge, Section 1
Petitioner seeks approval of 102 lots on 51.431 acres. The site is located
south of the intersection of West 121 Street and West Road. The site is
zoned S -1 /Residential. This site is being developed under the old S-
1 /Residence Ordinance.
Filed by David Sexton of The Schneider Corporation.
Dave Sexton appeared before the Committee along with a representative of Dura
Builders, representing Eagle Ridge. The petitioner is seeking approval for the
construction of 102 lots on 51.431 acres, located at 121 Street and West Road, section
of Eagle Ridge.
The site has access from 121" Street, directly across from the point where West Road
"T's" into 121 Street. The site is served by Clay Township Regional Waste District and
Indianapolis Water Co. The development provides asphalt streets, concrete curbs, and
sidewalks on both sides of the streets. The secondary plat does conform to the approved
Primary Plat.
There was discussion concerning a passing blister on the north side of County Road. The
petitioner has provided an Affidavit stating that they approached the property owners to
negotiate a sale of right -of -way for the purpose of installing a passing blister -to date, the
owners have not agreed to sell the right of way for a passing blister.
The Department's position is that the Affidavit is slightly vague in its character.
Dave Sexton stated that the drawings were prepared and the passing blister is staked. The
land owners have not yet sold the right -of -way and have requested additional information
from the petitioner.
At the time of Primary Plat submission, there was an issue of the roads bordering the
development on the north and south being two lane roads. The two lane roads caused a
great deal of concern to the Plan Commission in view of the fact that there was a
reluctance by the property owners to sell the ground for the passing blisters. It was not
within the realm of success from the developer to acquire the land -the land is not within
their ownership right now.
It was the general feeling of the Committee that there had been more than adequate time
to acquire the right -of -way for a passing blister, and the petitioner should more diligently
pursue the sale of right -of -way.
There was also discussion as to what the County intends for the future of 126 Street-
will it continue to be a through road with no stop sign. The 121 Street entrance and the
West Road entrance is a stop sign controlled access to and from 121 Street.
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Kent Broach moved to approve Docket No. 104 -99 SP, Eagle Ridge, Section 1. No
Decision Vote 3 in favor, Ron Houck and Marilyn Anderson opposed. The petitioner will
return to the Subdivision Committee on January 4 th
There being no further business to come before the Committee, the meeting was
adjourned at 9:20 PM.
Tom Yedlick, Chairperson
Ramona Hancock, Secretary
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