HomeMy WebLinkAboutMinutes Sub 01-04-05CARMEL CLAY PLAN COMMISSION
SUBDIVISION COMMITTEE
Minutes
January 4, 2005
REPRESENTING THE COMMITTEE:
Dianna Knoll
Dan Dutcher
Rick Ripma
Susan Westermeier
REPRESENTING THE DEPARTMENT:
Michael Hollibaugh
Jeff Kendall
Jon Dobosiewicz
Adrienne Keeling
OF COUNCIL:
John Molitor
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
Michael Stikeleather, LEEDS LLC
Kevin Roberts, PAUL I CRIPE
The Applicant seeks to plat a residential subdivision of 77 lots on 61.21 acres. The site is located at
11901 Shelbome Road. The site is zoned S 1/Residence.
Hardin:
We have worked out the issues with the neighbors. (Passing out revised plan) South
neighbors agreed to move main entrance to create a greater buffer area. We agreed to
locate trees on Sam Tancredi's lot. Barbed fence has been removed. We plan to provide
notice to neighbors on the landscaping and Tree Preservation. Commitments are in
writing. Addressed a-cell/d-cell and road improvements on Shelbome.
We have worked out the issue with Mr. Ulerich. He will dedicate to the City of Carmel a
forty-five feet (45') half right-of-way along Shelbome Road and Leeds will deed Fee-
simple, Bock "A" outlined here (pointing to site plan). Leeds will then pay for and build
a new drive for Mr. Ulerich's property onto Homestretch Drive. Mr. Ulerich has agreed
to replace any trees that are lost due to the drive relocation. Leeds had a concern that his
drive would be at the entrance of the neighborhood and had concerns about maintaining
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the look and feel esthetically of Block "A". We have made provisions protecting Block
"A" through written commitments that the maintenance and improvements of the
landscaping would fall under the responsibility of the Homeowner's Association.
Regarding Park's Department issue with path connectivity we have added additional
commitment language connecting West Park with Saddlebrook as well as, adding a type
of concrete monumentation for lot delineation on properties abutting West Park.
Dobosiewicz'
Ulerich:
Ripma:
Hardin:
Ripma:
Hardin'
Knoll'
Ulerich:
Westermeier:
Hardin:
Roberts:
Dutcher:
Ripma:
All prior issues have been addressed. The Department believes the new drive is
acceptable. Provided that the Applicant has an agreement that can be reached with the
adjoining owner the Department recommends forwarding to the full Plan Commission.
We are ninety percent (90%) satisfied. The developer has demonstrated they are
interested in satisfying the homeowners. No other objections
Block "A" is different?
Yes.
I like this layout.
I would like to take this time to thank Jon Dobosiewicz for his capable guidance to this
resolution.
...(the Board recognizes Jon Dobosiewicz)
Mr. Ulerich will own Block "A" Fee-simple but the Homeowner's Association will
maintain it? Is this going to set up a problem in the future when the property is turned
over?
I think we need to work out the language details. This is a separate Fee-simple from the
house.
What about West Park?
We are making a concrete culvert or bridge connection to the Park and lot delineations.
We will coordinate with the Park's Department.
I move to forward Docket number 04080059PP, Saddlebrook at Shelbome Primary Plat,
contingent to following commitments in writing; Park access, Park boundaries, constant
with commitments that appear in the September 10, 2004 letter to the neighbors, and
final approval of the concept laid out in the January 3, 2005 letter by Mr. Ulerich.
Second.
Motion carrie& four (4) in favor, zero (0) opposed.
...END...
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/withdrawn
Filed by Adam DeHart of Keeler Webb Associates for Covenant Group, LLC.
Representing the Petitioner:
Adam DeHart, KEELER-WEBB ASSOCIATES
Jerry Corbier, CORBIER TRADITIONS
Remonstrators'
Jim Bender
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Emily Bender
Cesare Turrin
Chip Stein
The Applicant seeks to plat a residential subdivision of 11 lots on 6.39 acres and seeks
Subdivision Waivers on street layout and design standards as well as woodland. The site is located at
14309 Gray Road. The site is zoned S 1/Residence.
... Waiver for the woodlands has been withdrawn.
Dehart:
We determined we needed a Waiver for the last section of Chapter 6 that reads; new
subdivision perimeter lots must match up with bulk lots of existing subdivisions. We are
asking to waive the lot width frontage to 65 feet at the building line just in the cul-de-
sac. We have asked for reduced front yard setback to bring them closer to the street. The
Open Space Schedule has been revised. We went with a straight twenty percent (20%)
open space requirement, which required us to go from twelve (12) lots to eleven (11).
I have included a revised Open Space Plan and new Primary Plat with new lot sizes and
infrastructure. Landscape Plan shows L-1 proposed and L-2 detailed information with tree
protection details and specs for homes for tree preservation. Comments by the Neighborhood
Association we tried to address their concerns with new covenants and restrictions. Setbacks and
minimums worked out to satisfy the neighbors and we moved the detention pond to the north
side of the road per their request.
Dobosiewicz:
The Subdivision Waiver for the bulk lot requirement has been filed and public notice
will need to be sent to the same people who were noticed before. We will need to hold a
public hearing for that Waiver in January. We will ask the Plan Commission to suspend
the rules and hear that item. The Standard that would be in place for the lots adjacent to
Woodfield would be the Standards in place when Woodfield was developed, which was
S-1. They now meet those standards. We are in support of the reduction. It does two
things; it pulls the homes further away from the adjacent subdivision, as well as
consistent with homes on both sides of the street with the same setbacks, and lot width
and side yard setbacks measured at the building line. The Woodland request has been
withdrawn they now meet those standards. I would like an opportunity for the public to
speak and find out if their issues are being addressed.
Turrin:
Knoll:
Turrin:
Knoll:
Turrin:
Dobosiewicz:
Turrin:
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We are close to a solution. We have not seen the revised layout or Tree
Preservation/Landscape Plan. We would like to work with the Developer on the Storm
Drain Plan. We would like to be informed of both plans.
Then you are okay with the covenant changes?
Yes.
What is wrong with the name change?
Villa was a problem.
If the Plan Commission approves the Primary Plat, the Petitioner would return with a
proposal for Secondary Plat Construction Plans. At that time they would proceed through
the City Engineers, as well as the Surveyor's office. A commitment from the Developer
to make you aware of that filing and a meeting with those departments, is that the level
of inclusion you are looking for?
No, we would like to be part of every step as a watchdog group.
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Dobosiewicz'
Turrin'
Stein:
Dobosiewicz:
Knoll'
Turrin:
DeHart:
Dutcher'
Westermeier:
DeHart:
Westermeier:
Dobosiewicz:
Knoll:
Dobosiewicz'
Knoll:
Molitor:
Knoll'
Ripma:
Dutcher:
We look to the City Engineers and Surveyor's Office for that acknowledgement.
We want to see the plans and make sure they adhere to them.
...and those final grades do not slope toward the existing properties but shed water
toward the proper drainage process.
A. DeHart can you get them a full revised Site Plan of the Drainage and Tree
Preservation and keep them advised of all future meetings?
We have addressed all the issues that the Neighborhood Association sent us and you are
satisfied?
Yes, as long as they keep to the commitments.
The Tree Preservation is in place as a buffer and the types of trees are Carmel's preferred
list of trees. We can work with Scott Brewer Carmel's Environmental Planner to make
changes to your liking. City of Carmel's Engineering, Surveyor's Office, Drainage Code,
Floodway and the Indiana DNR hold us in compliance with all their regulations. The
public will be notice for intent to construct. We have to satisfy all the City, County, and
State regulations before a permit will be issued. You will be notified.
This is a significant improvement from the last review. We normally want to resolve all
the issues before we get to the Plan Commission. The public can use this time to make
commitments before it moves out of Committee.
Waiver for streets is still in place?
Yes.
What about the sidewalk issue from last time?
First lot with Woodfield needed to connect with Villas. They will catch that at Secondary
Plat.
Why the Waiver on street layout?
To keep them out of the Floodplain.
I would like to see this cleaned up with the Public Hearing being the only unresolved
item.
If you believe this is close enough to approve then you will need to send it on to the Plan
Commission but if you believe you need to review the other Waiver then you should
keep it in Committee.
Motion?
To send Docket No. 04080056 PP: Villas at Morgan's Creek- Primary Plat and
Docket No. 04080057 SW: SCO 6.03.07 - Street Layout & Design Standards with
positive recommendation to the full Plan Commission subject to solution on setback and
frontage.
Second.
Motion carrie& Four (4) in favor zero (0) opposed.
...END...
Docket No. 04100034 PP: Kendall Wood- Primary Plat
Docket No. 04100035 SW: SCO 6.03.19 (4)- Access to Arterials
Filed by Dennis Olmstead of Stoeppelwerth and Associates, Inc. for Steven A. Wilson.
Representing the Petitioner:
Dennis Olmstead, STOEPPELwERTH AND ASSOCIATES
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Steve Wilson
Remonstrators:
Jeff Kimbell
Mike Pritz
Gary Brown
The Applicant seeks to plat a residential subdivision of 17 lots on 17.889 acres. The Petitioner also seeks
a Subdivision Waiver on access to arterials. The Applicant request that the required 200 feet buffer area
be reduced to 25 feet. The site is located at the NW comer of 12 ! st Street and Shelbome Road and is
zoned S- 1.
Wilson:
Dobosiewicz:
Knoll:
Kimbell:
Pritz:
Dobosiewicz:
Pritz:
Wilson:
Dobosiewicz:
Wilson:
Knoll:
Olmstead:
Wilson:
Dutcher:
Wilson:
Dutcher:
Dobosiewicz:
We are adding a perimeter brick wall with a gatehouse. The lots are 120 feet wide by
180 feet deep. The City has requested we add more landscaping to the lots and we are
complying.
I am not sure if I received the public comments from the Public Hearing. The 200 feet
buffer is for the houses that are within 200 feet of Shelbome Road or 121 st Street and
face the interior of the subdivision. That would include lots 1, 10, 11, 12, & 17.
Does the author of this letter understand that?
I do understand but if you look at the larger block there is no variance to that. The
neighborhood at 131 st Street the homes appear to be 200 feet away from 131 st Street and
do not face the road. We are looking for uniformity in this particular block. We are not
in favor of the brick wall for the same reasons stated.
I live on the eastern side, adjoining the proposed. We have animals and it is a rural area.
The trees described on the Landscape Plan belong to us not Kendall Wood.' s. We would
like to understand how the Landscape Plan is going to fit into the character of the area?
We would like to see uniformity of the fencing. We have concern with the drainage now
and when the wall is built.
Whether there is a wall or not these homes will be architecturally acceptable. We do
have flexibility with the wall issue. With regard to the drainage and landscaping, this is a
preliminary plan; if the trees in question are not on their property they still need to meet
the "D Buffer Standard" and would be cleared up at the secondary stage. Drainage must
go through the Surveyor's Office for approval and Saddlebrook for the Sanitary Sewer.
Access to the Sanitary will be available to you then.
We did not get a lot of the information on this subdivision. We would like to see what is
proposed for lighting.
No street lights proposed. Lights, directionally at the entrance.
On the western edge fencing can you make a commitment on the type?
We can make it "wood only" on the western edge.
Gatehouse discussion what was that?
Decorative only to hide irrigation and metering equipment.
These are public streets no gates.
Do we have a Landscaping Plan approval?
We are assuming yes.
Is the Department comfortable with that point?
Yes. When you come back with the Secondary Plat Construction Plans you will not be
allowed to count trees as part of the buffer that are not on Kendall Wood property.
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Dutcher:
Dobosiewicz:
Dutcher:
Dobosiewicz:
Molitor:
Dobosiewicz:
Wilson:
Knoll:
Wilson:
Pritz:
Dobosiewicz:
Pritz:
Dobosiewicz:
Wilson:
Dobosiewicz:
Dutcher'
Wilson
Dutcher:
Wilson:
On the 14th I asked about planting requirements. Many lots do not have planting
requirements and I did not see any planting requirements in the covenants. I want an idea
of what is appropriate.
We want to see the minimums for each lot spelled out.
We want a minimum standard established.
What kind of numbers are you considering S. Wilson? Get us some minimum numbers.
Covenants could describe the materials or value.
I think you are looking for a buffer between the wall and the neighbors. I think we need
it spelled out. Just put in $5,000 for each lot?
Okay.
What is the height of the wall?
7.5 feet.
When will we see the Tree Preservation and Landscaping Plans?
When we get Construction Plans. When this comes to TAC we can forward a copy of the
plans to you.
Okay. Lighting will not change? There will be no streetlights?
If they do they would need to bring that as an Amendment through Committee.
Decorative lights in the front no lights at all in the back of the development.
We could as a condition on the Waiver approval make the motion that there would be no
more than three (3) pole lights at the entrance.
On the landscaping I will accept the dollar amount on the houses but for the back
exposed west side of the development allocate landscaping in the back as well.
I do not want to do that. I think we are being fair with regard to the landscaping.
If you can allocate a minimum for backyards in lots 13, 14,15...(interrupted).
...no, we are allocating enough and that is up to the homeowner.
...(continued discussion on backyard landscaping, no resolution).
Knoll: Petitioner, please keep Mr. Kimbell and Mr. Pritz informed all along the way.
Wilson:
Ripma:
Westermeier:
We will.
Recommend forwarding with a positive recommendation to the Plan Commission
Docket No. 04100034 PP and Docket No. 04100035 SW with the addition of no more
than three (3) pole lights at the entry, landscape commitment of $5,000 per lot, and wood
fencing on the western end.
Second.
Motion carried; four (4) in favor zero (0) opposed.
...END...
Docket No. 04100026 OA: Patch V- Ordinance Amendment
Filed by the Carmel Department of Community Services.
Representing the Petitioner:
Mike Hollibaugh
Jeff Kendall
Adrienne Keeling
Council'
John Molitor
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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.
Keeling:
This is a continuation from the last meeting. To review; the first three pages cover
changes to the ADLS Approval that were overlooked on the Patch IV Ordinance.
Chapter 26: Additional Height, Yard and Lot Regulations, clarification on perimeter buffering in
Section "P" and "Q" added the word "front" to the Buffer Yard Table.
Chapter 28: Section R, Non-conforming Use; we are changing the Market Value to Square
Footage.
Chapter 29: Filing Fee proposing $25,000.00 for PUD.
Page 8, this has been added Section P, the new language added is for Zoning Violations. This
gives Code Enforcement the flexibility to issue or not to issue a Notice of Violation before
giving a citation on repeat offenders. Now Enforcement can omit a step.
Kendall:
Keeling:
Dutcher:
Keeling:
Ripma:
Keeling:
Hollibaugh:
Dutcher:
Knoll:
It is mainly for repeat offenders but if we want to launch an effort toward illegal signs on
a given street because of reoccurrence we could just give them the citation.
This will be on the January 18, Plan Commission Agenda.
Are we looking to suspend the rules and move it to Council that night?
This has already been to Committee and so I do not believe it is necessary to suspend the
rules but we are looking for a favorable tonight.
Mining Permit why was the mining taken out?
We believe it works better under the City Code.
We cannot administer this under the Zoning Ordinance and there is no fee established.
I move to forward Docket No. 04100026 OA: Patch V with a favorable recommendation
to the full Plan Commission.
Second.
Motion carrie& four (4) in favor zero (0) opposed.
The Meeting adjourned at 9:09 p.m.
Pamela A. Babbitt, Subdivision Secretary
Dianna Knoll, Temporary Chairperson
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