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HomeMy WebLinkAboutMinutes Sub 05-05-99CARMEL /CLAY PLAN COMMISSION SUBDIVISION COMMITTEE MAY 5, 1999 The regularly scheduled meeting of the Subdivision Committee was called to order by Tom Yedlick, Chairman, at approximately 7:00 PM in the Caucus Rooms of City Hall, One Civic Square, Carmel, Indiana. Committee members present were: Marilyn Anderson; Kent Broach; Leo Dierckman; Ron Houck; Norma Meighen; Chris White; and Tom Yedlick. Mark Monroe and Terry Jones were present representing the Department of Community Services. Item 1. Committee to consider Docket No. 19 -99 PP, a Primary Plat application for Estridge Development. The petitioner seeks approval to plat 32 lots on 25 acres known as the High Grove Subdivision. The petitioner also seeks approval of a variance of Section 6.3.21 of the Carmel/Clay Subdivision Regulations to eliminate the required second entrance to the subdivision. The site is located on the east side of Hoover Road, one quarter mile north of 116 Street. The site is zoned S -1 /Residence. Filed by Steve Van Soelen of Estridge Development. Steve Van Soelen appeared before the Committee representing the applicant. The petitioner is seeking primary plat approval and a variance to eliminate a required second entrance to the proposed subdivision. The petitioner feels that a second entrance will promote cut through traffic. The stub street to the north would be developed into a cul- de -sac. The petitioner is also working with the Panhandle Eastern Pipeline Company regarding the installation of a pathway over the pipeline. The perimeter path would run behind lots 6/7 and 14 and 18, north along the Creek bank to Block A and would connect with Block F. The proposed perimeter path is to be clearly spelled out for those potential buyers of the lots adjacent to the path. Leo Dierckman moved for approval with the changes noted in the stub street to a cul -de- sac and the perimeter pathway north along the Creek, behind lots 6/7 and 14/18 in order to connect between Blocks A and F. APPROVED 7 -0. Item 2. Committee to consider Docket No. 40 -99 SP, a Secondary Plat application for Centex Homes. The petitioner seeks approval to plat 23 lots on 10.3 acres within the subdivision known as Stone Haven at Haverstick, Section 4. The site is located northwest of the northwest corner of 131 Street and River Road. The site is zoned S- 1 /Residence (cluster option application, Z -201.) Filed by Tom Kutz of Centex Homes. z Acommittee s \subdiv\ 1999may5 Scott Adams of Centex Homes appeared before the Committee on behalf of the applicant. The one year time frame has expired for the commencement of construction on Stone Haven at Haverstick, Section 4, and the petitioner is requesting an extension at this time. Mr. Adams stated that the Secondary Plat does conform to the Primary Plat. This development is being constructed under the old Cluster Ordinance. Norma Meighen moved for approval of Stone Haven At Haverstick, Section 4, Docket No. 40 -99 SP. APPROVED 7 -0. Item 3. Committee to consider Docket No. 41 -99 SP, a Secondary Plat application for Brenwick Development Company. Petitioner seeks approval to plat 24 acres within the subdivision known as Village of WestClay, Section 3004. The site is located south of 131 Street, west of Hoover Road. The site is zoned PUD. Filed by Keith Lash of the Schneider Corporation. Keith Lash of the Schneider Corporation, 12726 Hamilton Crossing Boulevard, Carmel, and Jose Kreutz and Terry Hebert appeared before the Committee on behalf of the applicant. The proposed construction will cover 8 blocks and include apartments, mixed use, commercial, university building. The site is located west of Hoover Road. Mark Monroe reported that there are a few remaining TAC issues, especially at the County level. Norma Meighen moved for the approval of Docket No. 41 -99 SP, Village of West Clay, Section 3004. APPROVED 7 -0. Item 4. Committee to consider Docket No. 42 -99 SP, a secondary plat application for Plum Creek Development Company. Petitioner seeks approval to develop 1.4 acres within the subdivision known as Plum Creek Farms, Section 2A. The site is located on the east side of Hazel Dell Road, on the north side of 126 Street. The site is zoned S- 1 /Residence (Cluster Option Application, Z -201). Filed by Cort Crosby of the Schneider Corporation. Cort Crosby of the Schneider Corporation appeared before the Committee representing the applicant. The petitioner has appeared before the Technical Advisory Committee and has addressed all concerns. Mark Monroe stated that the Secondary Plat conforms to the primary plat that was re- considered by the Commission last year. Chris White moved for the approval of Docket No. 42 -99 SP, Plum Creek Development Company. APPROVED 7 -0. NOTE: At this point, Chris White exited the meeting and did not return. zAcommittees \subdiv \1999may5 2 Item 5. Committee to consider Docket No. 17 -99 PP, a Primary Plat application for the Hazel Dell Summit Company. The petitioner seeks approval to plat 166 lots on 88 acres known as the Hazel Dell Summit Subdivision. The petitioner also seeks approval of a variance of Section 8.9 of the Carmel /Clay Subdivision Regulations to eliminate the required perimeter sidewalk along Cherry Tree Road and Hazel Dell Road. The site is zoned S -1 /Residence. Filed by Jim Nelson of Nelson and Frankenberger. Jim Nelson of Nelson and Frankenberger, appeared before the Commission representing the applicant. Also in attendance were Richard Henderson of the Schneider Corporation; Mick Scheetz, developer, and Rick Davis of Davis Homes. Hazel Dell Summit Company is a partnership composed of Davis Development and Oakview Associates, residential developers. The Development Plan consists of a triangular parcel formed by the intersections of three existing roadways: 131" Street, Hazel Dell Parkway, and Cherry Tree Road. At the very northeast corner of Hazel Dell and 131 st is a small parcel zoned B -3 /Business that will be a neighborhood commercial area at some future date. The apex of the triangle is designated as a park area and contains a small grouping of trees. Mr. Nelson reported that on December 2, 1998, the Board of Public Works and Safety agreed to the abandonment of Cherry Tree Avenue as a public roadway, subject to the opening of Hazel Dell Parkway for use. The abandonment of Cherry Tree is totally unrelated to the plat before the Plan Commission. Davis Homes has agreed to remove a certain section of pavement of Cherry Tree and provide a 14 foot bike trail; this agreement is independent and unrelated to the proposed development. The development plan is divided into two parts: one to be developed by Oakview Associates with homes by Pulte, and ranging between $225, and $300,000. The southern half of the area nearest 131 Street is to be developed by Davis Homes with homes by Davis. The Davis development portion will contain homes very similar to those currently existing in Shelbourne Orchard. A series of front elevations of homes within the Shelbourne Orchard were shown to the Committee. The minimum home size is 1600 square feet and will range up to 3,000 square feet. Under S -1 zoning, the minimum home size is 1,000 square feet. A principal feature of the plan is open space and at the apex of the triangle is a 12 acre site proposed as a public park and will be offered for dedication to the Parks Department. There are additional pockets of open space adjacent to the perimeter along Cherry Tree and 131 as well as both sides of the Mitchner Ditch that dissects the real estate in a southeasterly direction. The total amount of open space is computed to be 35% of the development. It is the petitioner's plan to augment the trail system currently in place by providing a trail through the center section of the development that will access Hazel Dell Parkway from Cherry Tree Road. In addition, bike trails are provided along Cherry Tree Road and adjacent to 131 Street. The bike paths on Hazel Dell, Cherry Tree and 131 z:\committees \subdiv\ 1999may5 Street are within public right -of -way and will be maintained by the City of Carmel. All trails internal to the site will be maintained by the Home Owners Association of which every homeowner is required to be a member. Sidewalks will be provided except for one area along Cherry Tree Road where the bike path is proposed; a variance will be requested for the elimination of the sidewalk in this area. Mr. Nelson stated that the Primary Plat meets all requirements of the Ordinance except for the variance requested. The density of the development is 1.85; the Ordinance provides for 2.1. The required open space is 25 35% is being provided. There were comments made at the public hearing related to the desire of Davis to annex this real estate to the Trails at Avian Glen; this would provide for a group facility and is not to the liking of the residents of the Trails at Avian Glen. It is the belief of the petitioner that this is a private, contractual matter between Davis Homes and the residents of the Trails at Avian Glen, and should be resolved in a private way; that issue is unrelated to this development. The only outgrowth of that issue is whether or not these residents have a swimming pool. If the issue is not resolved favorably to Davis Homes, either by agreement or otherwise, it simply means that the Hazel Dell Summit residents will not have a swimming facility everything else will be in place. Rick Davis of Davis Homes addressed the Committee; the photographs of homes submitted are currently in existence in Shelbourne Orchard at 96 Street and Shelbourne Road. There are no three -car garages proposed in the Hazel Dell Summit and no garages have been designed with side entries. Tom Yedlick expressed concern with the original intent of the Open Space Ordinance and felt that the proposed development did not meet the principals and standards of the Ordinance. Mr. Yedlick felt that the park area should be in the middle of the proposed community, thereby making it more accessible to the residents. Mr. Nelson commented that the proposed location of the park area is deemed more accessible to all members of the public and not just those residents within the Hazel Dell Summit. There was discussion among the committee members as to whether or not there was a written commitment from the Parks Department accepting the park area. Mr. Nelson stated that there have been conversations with the Park Department and there is interest, but no decision has been made. There is no written commitment from the Park Board. There were a number of residents of the Trails at Avian Glen in attendance. The access of the Avian Glen swimming pool by the Hazel Dell Summit Subdivision was of primary concern due to increased traffic into Avian Glen and inadequate parking at the pool facility, currently at 12 spaces. Karen Bowling, 5765 Coopers Hawk Drive, spoke in opposition to the proposed development, saying that traffic was a major issue as well as property values, parking, and overcrowding of the pool facility. Ms. Bowling stated that she was never told about z:\committees\subdiv\1999may5 4 the proposal of additional development and the shared use of Avian Glen's facilities. Ms. Bowling submitted photographs of automobile traffic in the adjacent area generated by Carmel Dad's Club soccer fields and school bus traffic. Ms. Bowling asked that the proposed development be stopped! After further discussion, the matter was tabled until the June committee meeting to allow the developer and the residents of the Trails at Avian Glen an opportunity to again meet and come to some resolution on Home Owners Association issues. The park area is an issue as well in view of no written commitment of acceptance from the Park Board. As a corollary, item 6. Docket No. 43 -99 SP, a secondary plat application for Davis Homes for the subdivision known as Emerald Crest at Hazel Dell Summit, Section 1, was tabled as well until the June committee meeting. There being no further business to come before the Committee, the meeting was adjourned at 9:50 PM. Tom Yedlick, Chairman Ramona Hancock, Secretary z:\committees\subdiv\1999may5