HomeMy WebLinkAboutMinutes Sub 08-03-041,1`I y G`'`y of Cq,9y C o
CARMEL PLAN COMMISSION
SUBDIVISION COMMITTEE AGENDA
TUESDAY, AUGUST 3, 2004
The regularly scheduled meeting of the Subdivision Committee met at 7:00 PM in the Caucus Rooms
of City Hall on Tuesday, August 3, 2004.
Members present: Stephanie Blackman; Dan Dutcher; Dianna Knoll; Rick Ripma; Sue Westermeier,
thereby establishing a quorum.
Mike Hollibaugh, Director, and Angie Butler attended the meeting on behalf of the Department of
Community Services.
The Committee considered the following items:
1. Docket No. 04030042 Z: Townhomes at Guilford PUD
The applicant seeks to Rezone approximately 9.5 acres from R -1 /Residence to
PUD /Planned Unit Development. The site is located at 1224 S. Guilford Road.
Filed by Dave Sexton of the Schneider Corp. for Pittman Partners, Inc.
Steve Pittman, Pittman Partners appeared before the Committee representing the applicant. Also
present: Dave Compton and Nikki Perry with Pulte Homes, and Ken Brasser.
The site is located immediately north of the intersection of 116 Street and Guilford Road and
consists of approximately 9.5 acres. Lenox Trace is an existing development in the immediate
area and the newly approved PUD of Guilford Reserve on the east side of Guilford Road. There
are also businesses in the area: Cinergy /PSI on the northeast corner of Guilford and 116 and the
proposed Equicor Development on the northwest corner of 1 16 and Guilford Road.
Landscaping: Scott Brewer had requested that all plants proposed meet certain specifications, and
the petitioner will comply with those requests, i.e. 8 -foot tall shade trees, and a minimum of 8-
foot tall evergreen trees. There will be a total of 667 trees and shrubs on the perimeters only, plus
additional landscaping.
Lighting: The lighting on each townhome that does not have a covered porch at the front entrance
shall have two fixture lights mounted on either side of the front door. The rear of each townhome
will have two exterior grade coach lights mounted on either side of the overhead garage door.
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Parking: Approximately 2 parking spaces are being provided for 90 townhomes plus two garage
parking spaces; 23 additional spaces are provided throughout the community as well. 383 cars
can be accommodated within this development and computes to 4.25 spaces per unit. The
garages are attached. The recently approved development on the opposite side of the street will
have a total of 132 parking spaces or 2.75 spaces per unit. The townhomes will have private,
individual access; there will be no common area hallways.
The surrounding density, in terms of residential neighborhoods, is 9 units per acre at Lenox Trace;
Guilford Reserve has 48 units on 5 acres for a density of 9.6 units per acre. The Townhomes at
Guilford contains 90 units on 9.5 acres and computes to a density of 9.47 units per acre.
David Compton, Vice President of Land Acquisition for Pulte Homes distributed color renderings
of the buildings. The price range of the units will be $170,000 to $250,000; square footage will
be in the 1700 to 2400 plus range. The product is "Kingsmill brick" and Hardy -Plank with a
Georgian -style theme and trim to complement the brick (package 60604, The Buckingham.) In
Pulte projects /developments, Pulte requires professional, outside management involvement and a
reserve is established up front from the homeowner at closing. The reserve is for exterior painting
and roof replacement along with annual fees in the reserve account.
Dianna Knoll questioned the amount of brick on the building —the buildings most visible would
benefit from more brick. If the building is interior and facing another building, such as 10 and 11,
it is not highly visible from the outside.
Stephanie Blackman concurred with Dianna Knoll's comments regarding the brick on the
buildings; Dave Compton also agreed and said Pulte would be willing to commit to brick sides on
those buildings that are visible from the outside.
Dianna Knoll asked about the common area in the center and walking trails.
Steve Pittman responded that there would be significant landscaping and a potential water feature
such as a fountain; nothing has been finally determined as yet; there will be benches and garden
area. Steve Pittman will submit a drawing showing a garden/courtyard area with placement of
benches. An 8 to 10 -foot asphalt, multi -use path is incorporated into the plan along Guilford
Road.
There was a question of consistency with the shutters on the buildings. Dave Compton agreed to
shutter either all or none on the units; each unit would be consistent.
Dan Dutcher made formal motion to recommend approval of Docket No. 04030042 Z,
Townhomes at Guilford PUD, conditioned upon the Department and the Developer resolving the
bricking of the buildings and receipt of revised drawings, seconded by Rick Ripma, Approved 5 -0.
2. Docket No. 04050039 PP: Glen Oaks Subdivision
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The applicant seeks to plat a residential subdivision of approximately 51 lots. The
petitioner also seeks the following subdivision waiver:
Docket No. 04050040 SW SCO 6.5.1 minim lot frontage
The site is located on West Rd, just north of West 131st Street. The site is zoned S-
1 /Residence Estate.
Filed by Dave Barnes of Weihe Engineers for Langston Development.
Dave Barnes, Weihe Engineers appeared before the Committee representing the applicant. Also
in attendance: Jim Langston and John Edwards, Langston Development; Judd Scott, Vine
Branch.
The proposed development is located at West Road and 131S Street and consists of
approximately 51 lots on 42 acres. The property is being developed under the Residential Open
Space and will be served by Clay Regional Waste. There are two lakes on the development and
an existing wooded area will be preserved.
The applicant is requesting two waivers: one for minim frontage for two lots and a waiver for
woodlands. The applicant will be connecting through Clayborne Subdivision to 131S Street.
Jim Langston said they would be doing minim construction as possible in order to preserve the
trees and the grade/building pads for the homes. There will be a lot of custom work in terms of
finding the footprint, overlaying on the existing trees, and trying to manipulate so that the majority
of trees can be saved.
Judd Scott at Vine Branch will be involved in the layout with the developer. Part of the
requirement for anyone that purchases a wooded lot is a preliminary meeting for the layout and
plot plan showing the existing trees and Judd Scott will be available to show where protective
fencing will go in order to preserve the maximum number of trees standard procedure as those
lots are sold. The wooded lots are generally between $30/50,000 more per lot, depending upon
the trees.
Dan Dutcher preferred a clearly established and defined plan for the tree preservation. Dan
Dutcher requested a specific, point -by -point process that would be applied and the lots identified.
The tree preservation policy should clarify scrub trees, young woodlands and mature trees
maybe even identify lot numbers.
Stephanie Blackman concurred and also requested a contact person who would be responsible
when the standards are not followed.
Sue Westermeier made formal motion to forward Docket No. 04050039 PP, Glen Oaks
Subdivision to the Plan Commission with a favorable recommendation, conditioned upon the
submission of proposed language and commitment for a tree preservation plan, and Docket No.
04050040 SW, minimum lot frontage, seconded by Rick Ripma, approved 5 -0.
3. Docket No. 04050045 PP Amend: Cherry Creek Estates
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The applicant seeks to amend the initial primary plat to be 353 total lots on 174 acres
The site is located southeast of Hazel Dell Pkwy and Cherry Tree Rd. The site is zoned S-
1 /Residence -ROSO.
Filed by Dennis Olmstead of Stoeppelwerth Assoc. for Platinum Properties, LLC.
Paul Rioux, President of Platinum Properties, LLC appeared before the Committee requesting an
amendment to a plat that was approved early 2003. The original Cherry Tree Road has now been
abandoned and a new Cherry Tree Boulevard is being built that will make its way across the
northern boundary of the property. Today, the applicant has constructed the area west of the
Creek.
An additional 31 acres north and east of the existing Cherry Creek Estates has been purchased.
There is a series of empty nester ranches on 65 -foot lots priced in the high $200,000 to mid
$300,000 and more of this product type will be built.
Two parcels were purchased —Dale Klingensmith for the most part, and 5 acres from Dr. Mark
Richards. There are retention areas, and an old cemetery on the Klingensmith property. There
are very old ground stones in the cemetery, and only two headstones left. The cemetery is in
disrepair and the intention is to clean it up, install wrought -iron fencing around the perimeter, and
give it a park -like look. The stones will be kept in place due to State law and the earth cannot be
disturbed. The Township is supposed to mow and maintain it, but by normal standards, this is
barely a cemetery and it dates back to 1852.
At public hearing, neighbors Smalstig and Lunick presented a letter to the Plan Commission that
outlined some points they would like cooperation from the developer. One was the creation of a
tree preservation area/easement and a new fence that would duplicate the existing. A letter from
the developer has been prepared for submission outlining commitments with platting of the
property. The only item that remains unresolved at this time is existing damage /disrepair to the
shoulder of Cherry Tree Road. The neighbors have asked that Carmel look at making repairs to
the road. There have been conversations with the Department regarding 3 or 4 different road
improvements projects that the developer is willing to undertake as part of the proposed plat. At
this time, the City is still undecided as to where they would like those dollars spent.
There is a lot of construction traffic with the advent of the Pulte neighborhood to the south.
Dan Dutcher recommended a commitment be given from the developer regarding access for
construction purposes along Cherry Creek Boulevard. Also, construction traffic signage is an
issue. Dan Dutcher suggested a "hotline" number be posted so that construction traffic could be
reported on the street rather than utilizing the construction traffic access.
Paul Rioux said that Pulte Homes is willing to send a letter to their trades and put financial
pressure on them if they are identified as speeding through residential areas or damaging the
existing roadway.
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Paul Rioux explained the long -range plan for Cherry Creek Boulevard that is to cross over to
River Road, then eventually a thoroughfare from River Road to Hazel Dell Parkway. The plan
was to minimi curb cuts on the new boulevard.
At this time, public comments were invited.
Barry Smalstig, 14320 Cherry Tree Road had concerns with construction traffic on the very
narrow road.
Lyn Lunik, 14350 Cherry Tree Road, requested some assurance that the trees would not be
affected by the construction traffic and heavy equipment. Would like a "hotline" number to be
utilized in order to police the construction traffic.
Keith Shaffer, 14160 Cherry Tree Road, would like to see the speed limit reduced to 20 or 25
mph rather than 35 mph.
Paul Rioux responded that he was willing to sit down with Pulte and work with DOCS to put
signage in place larger, "No Trucks" signage on Hazel Dell, warning signs heading south,
hotline number, etc. Mr. Rioux was also willing to offer assurance against tree damage. The
property line is actually outside and south of the tree line; there will be no need to get into this
area for swales.
Dianna Knoll commented about public safety and possibly eliminating the bike route during all of
the construction and heavy equipment.
There were questions regarding the entry and landscaping. Mr. Rioux said the entry design on
Hazel Dell would be repeated in this section on Cherry Tree Road. There will be new plantings;
Paul Rioux said he would submit the entry detail to the Department.
Dianna Knoll made formal motion to forward Docket No. 04050045 PP Amend Cherry Creek
Estates to the full Commission with the following conditions: Submission of a landscape plan and
entry detail for the entrance on Cherry Tree Road; written commitments to the neighbors
addressing 1) tree damage /preservation, 2) fencing 3) sewer and water stubs for benefit of the
neighbors; construction traffic signs "No Trucks" with a hotline number for the neighbors to
call; description of cemetery treatment /maintenance; and construction access on Cherry Tree
Blvd. Ms. Knoll's motion was seconded by Dan Dutcher, and approved 5 -0.
4. Docket No. 04010027 OA:
Proposed Chapter 23F: Range Line Road /Carmel Drive Overlay Zone
The petitioner seeks to add new provisions regarding development standards for
properties along portions of Range Line Road and Carmel Drive to the Zoning Ordinance.
Filed by the Department of Community Services.
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The final, proposed revisions to the Overlay Zone have not yet been received from the
Department. In view of that, Stephanie Blackman moved to Table this item to a Special meeting
to address the proposed Overlay Zone, seconded by Dan Dutcher, Approved 5 -0.
The Special Meeting was then scheduled for August 16, 2004 at 6:00 PM in the Department of
Community Services Conference Room.
Adrienne Keeling distributed a summary of the changes that have taken place since the last draft
of the proposed Overlay.
Stephanie Blackman, Chairperson
Ramona Hancock, Secretary
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