HomeMy WebLinkAboutMinutes Sub 11-30-041,1`I y G`'`y of Cq,9y C ity
CARMEL PLAN COMMISSION
SUBDIVISION COMMITTEE
Minutes
November 30, 2004
Representing the Committee
Stephanie Blackman
Susan Westermeier
Rick Ripma
Dianna Knoll
Dan Dutcher
Representing the Department:
Michael Hollibaugh
Angie Conn
Of Council:
John Molitor
1. Docket No. 04080059 PP: Saddlebrook at Shelborne Primary Plat
Filed by Steve Hardin of Bingham McHale LLP for Leeds, LLC.
Representing the Petitioner:
Steve Hardin, BINGHAM MCHALE
Kevin Roberts, PAUL I CRIPE
Demonstrators:
Mark Westermeier
Michael Ulerich
Chris Katterjohn
Sam Tancredi
Bill Olsen
The applicant seeks to plat a residential subdivision of 77 lots on 61.21 acres. The site is located
at 11901 Shelborne Road. The site is zoned S1 /Residence. We would like to report results from
the neighborhood meeting. Confirmed Landscape and Tree Preservation Plan. Issue with the
Department Report on the trail connectivity it will be an eight feet (8') path on the southern
boundary. The neighborhood requested a stone path instead of asphalt and we have satisfied the
commitments for the road improvements. We have accommodated Mr. Ulerich's requests and
have incorporated landscaping on the four (4) properties along the entry. We have also removed
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the White Pines and change shade trees to evergreens from the Landscape Plan as requested by
the neighbors.
Department:
We have an issue with connection to West Park (Park) and the location of
that connection as well as the entrance with the close proximity of the
property line. Issue with the intersection improvements at Shelborne and
106 Street and there is question about the wire fencing.
Committee:
Why is the layout of the greenspace pushed to the front of the
development? At the Public Hearing neighbors wanted greenspace
adjoining the other neighborhoods. Is there an ingress /egress agreement
with homeowner in the main drive?
Roberts:
The driveway is public to this home and currently connects with Shelborne
Road. That connection will be removed as part of this. We also show
greenspaces in the corners of the site... (pointing to plan).
Blackman:
It appears the greenspace is benefiting one homesite, why? We will hear
from the public (instructions to public).
Katterjohn: I penned the letter in front of you... (letter read aloud).
Olson: Mr. Katt0ohn has captured our concerns quite succinctly. Shelborne Road is
currently a traffic nightmare and we are aware of Carmel's ability to fix the
problem but when? We would like to see some creativity on the greenspace with
additional buffering throughout the project. We are interested in the sewer
connection although Clay Regional says it would be better to wait.
Tancredi: Concerned with landscaping approvals. Current Tree Preservation Plan is vague. I
would like to see overlapping of trees with a written commitment on the
landscaping, tree preservation, and the sidewalks.
Ulerich: I would like verbal commitments on water, sewer and compensation for my lost
property and trees used for the turning lane. We were told that the City of Carmel
would reimburse us? I would like to meet with the City Engineer on -site.
M. Westermeier: We had a forty feet (40') tree buffer approved by the Plan Commission but
the Developer has removed the buffer and allowed decks to extend to the
property line. Drainage is improper and ruined the rest of the trees. County
installed a swale to funnel water to the wetland but water collects so deep
that a bridge will need installing for connectivity. We will need a bridge
across the swale or concrete fixtures. Connection to the north is
straightforward. We will be using "Dusty 12" to create the trial inhibiting
roller blading and skateboarding.
Blackman: Rebuttals?
Knoll: I believe there is a lot here to address by the petitioner.
Ripma: What is the home site size backing the Park?
Roberts: 154 to 156 deep.
Ripma: Includes common area?
Roberts: Adjacent to the Park no common area just buffer and buffer is twenty -five feet
(25'). Buffer yard is twenty -five feet (25') beyond that twenty feet (20') drainage
easement 110 for the front yard and the home.
Ripma: Why not asphalt for the trial?
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Roberts: Tree Preservation Plan requires a trail that protects the trees. Weaving a
impervious asphalt trail through the trees would potentially kill trees.
M. Westermeier: I can confirm that is true any trail needs to stay out of the drip line of the
trees.
Knoll: I believe the layout lacks creativity.
Blackman: I agree.
Ripma: Why the lake?
Roberts: LongBranch is north of the lake (interrupted)...
Hardin: We have neighbors to the north and have to stay out of the regulated drain this
was the only solution.
Roberts: We pulled the drive as far north as possible to stay out the lake.
S. Westermeier: What is the discussion on 116 Shelborne?
Conn: Roundabout discussion but no time frame.
S. Westermeier: Traffic is a big issue.
Hardin: J. Dobosiewicz from DOCS has suggested this spring.
S. Westermeier: Can we get a written commitment on the roundabout time frame from
Hardin:
Engineering? What is your timeframe?
Roberts:
Spring.
S. Westermeier:
Do you have approval on the tree preservation?
Hardin:
We have an email plan approval is that acceptable?
Knoll:
Tree preservation or landscaping?
Roberts:
Both.
Dutcher:
I believe there are too many pending issues to resolve with neighbors to
Roberts:
move this forward?
Blackman:
Agreed.
S. Westermeier:
Bridge issue too. Are you comfortable with the buffer between the Park
and site?
Dutcher:
Not really, I suggest going back to the drawing board and redesigning the
Blackman:
site.
M. Westermeier:
The commitments the developer makes are a wash once the developer
Hardin:
leaves the site no one enforces them.
Hardin:
We could make the covenants a recorded instrument.
M. Westermeier:
The Park was a recorded instrument and did no good.
Kovan:
Clay Terrace was granted approval by the Plan Commission if they
committed to a three feet (3') buffer. They did not follow through instead
there is a concrete strip and no enforcement. They should post bond like on
a street and hold the bond for three (3) years.
Ripma:
What are the building setbacks front and rear?
Roberts:
Thirty (30) front, forty -five (45) rear with a twenty -five feet (25') buffer
and twenty feet (20') drainage easement.
Blackman:
I will want to see these commitments in writing with signatures before
moving forward.
Ripma:
I have a problem with the design of the community.
Blackman:
I will want to see the sewer issue resolved in advance, in writing, with Mr.
Ulerich.
Hardin:
You want a commitment on the buffering in order to keep trees from being
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removed in the future?
Blackman: That is correct and the neighbors are satisfied as well as all the above
issues.
...Continued to January 4, 2005 Subdivision Committee.
...end...
2. Docket No. 04080056 PP: Villas at Morgan's Creek Primary Plat
Docket No. 04080057 SW: SCO 6.03.07 Street Layout Design Standards
Docket No. 04080058 SW: SCO 7.05.07 Woodlands
Filed by Adam DeHart of Keeler Webb Associates for Covenant Group, LLC.
Representing the Petitioner:
Jerry Corbier, CORBIER TRADITIONS
Joe Lock, CORBIER TRADITIONS
Demonstrators:
James Bender,
Sonja Fox, Cesare Turrin,
Emily Bender,
Bob Giczewski, David Van Bruaene,
Jeanne Bubala,
John Koven, John Wisel
Lou Bubala,
Eric Lehr,
John Conner,
Maurine Lehr,
The applicant seeks to plat a residential subdivision of 11 lots on 6.39 acres. The petitioner also
seeks Subdivision Waivers. The site is located at 14309 Gray Road and is zoned S1 /Residence.
Corbier: We are asking for twelve (12) lots on 6.39 acres with a density of 1.88 unites per
acre with a residential open space of 22.85 percent. Primary open space is 100
year Flood Way along the Mitchner Ditch. Corbier Traditions is Custom Home
Builder. We are anticipating building all the homes in this site. Villa is an upscale,
suburban, old world styling. Each Villa will be between 3 -5,000 square feet with a
price range of $500,000- 700,000.00.
Blackman: Department report?
Conn: Urban Forester has not approved Landscape Plan and has ten (10) outstanding
items for the petitioner to address. Issues by the Department to be addressed;
meeting with the residents, work conducted along the legal drain, consistency with
other neighborhoods in the area, percentage of trees removed verses requirements
of the ordinance and connection of the sidewalk /crosswalks at entrances.
Blackmann: Committee?
Westermeier: Are you saying you do not need the Waiver?
Corbier Not sure yet.
Blackmann: Why no meeting with residents yet?
Corbier: Logistics no time to get together.
Blackmann: You must meet with the residents. We will not move this forward until you have
addressed their issues and in writing.
Dutcher: ...and approval from Scott Brewer, Environmental Planner before considering this
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forward.
Knoll: Why the Waiver on the street?
Corbier: With the bridge and creek we cannot meet the required cul -de -sac length of 600
feet.
Blackmann: Public comments?
(instructions to public)
Turrin: I am the Neighborhood Association President for Woodfield Subdivision.
I sent comments to the Department, Jon Dobosiewicz today outlining our
concerns. We have not met with the developer and want a meeting. We believe the
site does not conform to the other subdivisions being Oakbrook and Woodfield
such as smaller lot sizes, square feet minim ums, and the sanitary sewer connection.
It is our request that the Committee reject the Waivers and Petition tonight.
Fox: I am concerned about decks being built abutting my property. I have issue with
closeness of retention pond at the east end abutting my backyard, perimeter
buffering, and construction noise.
Conner: Concern for loss of buffering. Twenty feet (20') Tree preservation buffer has
diminished to fifteen feet (15'). Would also like commitments on that buffer.
Giczewski: I would like the whole area from Valleybrook to 146 Street be considered as one
overall project.
Valleybrook Neighborhood Association President: We are in support of Oakbrook and Woodfield
and others for the master plan development for the area. Is the widening and
median for Grey Road "a go
Kovan: I am the Oakbrook Neighborhood Association President. We second the
comments from the other Associations. We show a conflict in the number of lots is
it eleven (11) or twelve (12)?
Blackmann: We show a conflict too.
Kovan: We asked Adam DeHart of Keeler Web to provide us with the Covenants, the
Forestry Plan as well as renderings of the subdivision entry. I would not like to see
the street layout granted for safety reasons. Concern for density, traffic, and
parking.
M. Lehr: I am concerned about the loss of the wooded area around my home. Would like to
see commitments on that wooded area.
L. Bubala: Echoing the sentiments I would like to see commitments on buffering and on the
price of the houses. I would also like to see the Committee reject the street waiver
as well.
Dutcher: I would like to see an overview of the area from the Department.
Knoll: Confirm the number of lots by the next meeting.
Blackmann: Need you to get with Scott Brewer. You received a sampling of the concerns by
the neighbors and you will need to address those concerns before coming back to
the Committee.
...Continued to January 4, 2005 Subdivision Committee.
...end...
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3. Docket No. 04090043 PP: Bella Terra Subdivision
Docket No. 04090044 SW: SCO 6.3.20 Private Streets
Filed by Gary Murray of Mid States Engineering for Brad Walker.
Representing the Petitioner:
Gary Murray, MID STATES ENGINEERING
Brad Walker, BP DEVELOPMENT
The applicant proposes 8 residential lots on 8.44 acres. The petitioner also seeks a Subdivision Waiver.
The site is located at the northeast corner of 106"' and Towne Road. The site is zoned S -1.
Murray: Addressing the Department Report issues on lighting. We will not use up lighting. We will
be using dusk -to -dawn lighting only. We have worked out issues with neighbors on
preserving trees and woods. Entry features are revised six feet (6) column, 4 x 4 square
monument at the entrances with landscaping. We are willing to make a commitment that
there will be no gates at the entrance.
Blackmann: In writing?
Murray: Yes.
Conn:
There is a concern that the wildlife will go away.
Murray:
It will go away temporarily but we believe many roam the golf course.
Conn:
The Department recommends forwarding to the full Plan Commission.
Knoll:
Private roads?
Murray:
Yes.
Knoll:
Lot number eight (8) driveway (interruption)
Murray:
We will extend an easement for access to lot eight (8).
Ripma:
What will happen to the existing house?
Walker:
The Carmel Fire Department will be having a safety burn.
Dutcher:
This looks good.
Westermeier:
I agree.
Ripma:
I like it too.
Dutcher:
Scott Brewer has approved this plan?
Walker:
Yes.
Blackmann: We will want a written commitment for the maintenance on the private roads.
Dutcher: I move Docket No. 04090043 PP and Docket No. 04090044 SW approval contingent
upon written commitments not to install gates, regarding road design and maintenance,
regarding easement to access lot eight (8).
Knoll: Second.
Motion carried; five (5) in favor zero (0) opposed
...end...
4. Docket No. 04100026 OA: Patch V Ordinance Amendment
Filed by the Carmel Department of Community Services
Representing the Petitioner:
Mike Hollibaugh
Angie Conn
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The applicant seeks to Amend Chapters 23F: Carmel Drive Range Line Road Overlay Zone; Chapter 25:
Additional Use Regulations; Chapter 25.07: Sign Ordinance; Chapter 26: Additional Height, Yard, and Lot
Area Requirements; Chapter 28: Nonconforming Uses Exemptions; Chapter 29: Administration and
Appendix A: Schedule of Uses of the Carmel/Clay Zoning Ordinance.
Conn: Following changes are requested; Buffer Yard Requirement, PUD fee increase, and ADLS
approval for all signs.
Ripma: When was the last PUD fee increase?
Conn: Last year.
Ripma: How long does it take?
Hollibaugh: Minimum of four (4) committee meetings.
Westermier: On the Buffering, Chapter 26, page 6 buffering the views of the businesses.
Conn: Bottom matrix we are adding front along the front side and rear. There is flexibility on the
plantings for businesses regarding view.
Knoll: Does this address commercial buffering?
Hollibaugh "D buffer" would be twenty -five feet (25') between the right -of -way and building.
Westermeier: Is this a change?
Conn: In number of plantings not the width of the buffer.
Koll: I do not have a problem increasing the PUD 250?
Blackmann: Do we have a motion?
Westermier: Can we wait for more information and come back?
Blackmann: Okay thanks, get the information requested and come back.
Continued to January 4, 2005 Subdivision Committee.
The meeting adjourned at 9:00 PM.
Stephanie Blackman, Subdivision Chairperson
Pamela Babbitt, Subdivision Secretary
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