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HomeMy WebLinkAboutMinutes Sub 03-07-00 CARMEL/CLAY PLAN COMMISSION SUBDIVISION COMMITTEE MARCH 7, 2000 The regularly scheduled meeting of the Subdivision Committee met at approximately 7:00 PM on March 7, 2000 in the Caucus Rooms of City Hall, One Civic Square, Carmel, Indiana. Members present were: Chairperson Ron Houck; Marilyn Anderson; Wayne Haney; Nick Kestner; Norma Meighen; and John Sharpe. Laurence Lillig and Michael Hollibaugh were present representing the Department of Community Services. Docket No. 5-00, Springwood Subdivision Item 1. Petitioner seeks approval to plat 6 residential lots on 13.13 acres. The site is located th northwest of the intersection of West 106 Street and Spring Mill Road. The site is zoned S-2/Residential d is being developed as a Non-qualifying Subdivision under ROSO. The petitioner also seeks approval of the following Subdivision Waivers: 6-00 SW SCO 6.3.20 to plat a private street 7-00 SW SCO 6.2.1 to subdivide land within a floodway 8-00 SW SCO 6.3.19(4) to plat lots within 50 feet of Spring Mill Rd. 9-00 SW SCO 6.3.22 to alter accel/decel passing blister design 10-00 SW SCO 8.9.1 to eliminate internal sidewalks 11-00 SW SCO 8.9.2 to defer installation of multi-use path 18-00 SW SCO 7.4 to plat 4.0% open space 19.99 SW SCO 7.6(F) to forego submittal of an Open Space Plan 20-00 SW SCO 7.7(A) to circumvent minimum design standards 21-00 SW SCO 7.7(B) to alter existing natural open space 22-00 SW SCO 7.7(C) to exclude Primary & Secondary Areas 23-00 SW SCO 7.7(D) to forego protection of Primary Areas 24-00 SW SCO 7.7(F) to forego protection of Secondary Areas 25-00 SW SCO 7.7(J) to forego protection of Woodlands 26-00 SW SCO 7.7(K) to forego submittal of a Woodlands Evaluation 27-00 SW SCO 7.7(L) to forego protection of vegetation Filed by James J. Nelson of Nelson & Frankenberger for SCM Development. Represented by Mike Klein of SCM Development. Proposal is for 6 lots on 13 acres, .5 units per acre. Property to the south plans 2 houses on 10 acres. The petitioner plans a gated community with masonry wall. The variance for the private streets makes possible the gate and the water feature. The street will be 18 feet wide and one-way. The depth will be built to Carmel's specifications and the developer has agreed to have an independent firm verify that construction meets County standards. s:\\PlanCommission/Subdivcomttee\\2000mar 1 There was some discussion regarding floodway and what could and could not be done. Marily Anderson requested the restrictions be contained in the covenants and clear to property owners in perpetuity. In order to preserve the double row of trees along Sprinmill Road, the plan is to place the wall between the trees. This provides a 35 foot landscape easement with the adjoining lots closer than 50 feet to Springmill. The variance for the accel/decel passing blister will meet Hamilton County's , but not Carmel's specifications. The low number of lots reduces the need. There will be room for the school bus to pull up to the gate, off Sprinmill, to load and unload children. There was much discussion regarding sidewalks. The developer agreed to internal sidewalks, terminating at the gate and will submit a letter to the City stating this. This request for a variance is withdrawn. The Developer agreed to a 4 foot winding, external sidewalk built to City specifications--reducing the width to 4 feet permits preservation of the tree line. The required open space is 12%, while the proposed open space is 4%. Discussion followed concerning the amount of open space being less that the 35% variance permitted and City staff considers this a problem. John Molitor advised the DOCS staff that the Plan Commission is legally able to permit just 4%. The Committee requested that John Molitor put his reasons in writing and submit them to the Commission before the next hearing. Norma Meighen moved to recommend approval with the agreed upon conditions. APPROVED 6 in favor, none opposed. Docket No. 12-00 PP, Maebeck Commons Subdivision 2. Petitioner seeks approval to plat 122 lots on 61.468 acres. The site is located on the st northeast corner of West 141 Street and Towne Road. The site is zoned S-1/Residential (Very Low Intensity) and is being developed as a Qualifying Subdivision under ROSO. The petitioner also seeks approval of the followig Subdivision Waiver: 13-00 SW SCO 6.5.1 to plat lots with less than 50 feet of road frontage Filed by Steve A. Pittman of Pittman Partners Presented by Steve Pittman. Two alternative plats were distributed. Plan C reduces the proposed lots from 122 to 109 with an average lot width of 80 feet. The entrance on Towne Road remains but the internal configuration changes and connects directly into st Saddlebrook where an entrance/exit onto 141 Street is nearby. Mr. Pittman has discussed this with the developer of Saddlebrook and has his approval; this eliminates any problem with headlights from exiting cars spilling directly across to neighbors. The proposed open space for Plan C is 36% and retains the lake and group of trees. Although some lots no longer directly back up to open space, meaningful open space is close by and there are three access points dispersed throughout the subdivision. A few of the lots would have less than 50 feet of road frontage, due to the triangulation caused by the curving of the streets. Each of these lots is wedge-shaped with the lot narrowest at the street front. This was not felt to be a problem by the Committee. Plan C differs from the proposal at the public hearing and will need review and approval by TAC. Mr. Pittman s:\\PlanCommission/Subdivcomttee\\2000mar 2 plans to pursue each of the necessary approvals privately and obtain all approvals by the April Plan Commission meeting. Marilyn Anderson moved to recommend APPROVAL contingent upon the changes proposed and approvals from Technical Advisory Committee. APPROVED 6 in favor, none opposed. Docket No. 38-00 PP, Fairgreen Trace Subdivision, Phase II Item 3. Petitioner requests approval to plat 24 lots on 10.65 acres. The site is located northwest th of the intersection of East 116 Street and South Range Line Road. The site is zoned R- 1/Residential and is being developed as a Qualifying Subdivision under ROSO. The petitioner also seeks approval of the following Subdivision Waivers: 39-00 SW SCO 6.5.1 to plat lots with less than 50 feet of road frontage 40-00 SW SCO 6.3.6 to plat a residential street with 40 foot right-of-way 41-00 SW SCO 6.3.6 to construct a residential street 24 feet in width 42-00 SW SCO 6.3.15(3) to plat a residential street with radius less than 150' 43-00 SW SCO 7.7(D)(7) to clear more than 50% of the scrub woodlands Filed by Roger C. Ward, Jr. of Roger Ward Engineering for Kosene & Kosene Petition presented by Gary Weaver and Roger Ward, Jerry Kosene and Tab Miller Phase II is completely wooded with young woods and scrub woods. The variance to remove more than 50% scrub woods is a result of the completely wooded lot and the priority given to preserving the young woods. Only 20% of the young woods will be removed. Approximately 10% of the plats have less than 50 feet of street frontage. These lots are wedge shaped with the narrowest portion at streetside; the Committee members did not feel this to be a problem. Dick Hill, City Engineering, discussed concerns regarding the street variances. The petitioner asks for reduced street width in order to preserve additional woodland and states that the single-loaded streets reduce the need for width. The Developer agreed to 26 foot width, which meets Hamilton County standards, and to post signs limiting parking to the inside edge of the loop. The Developer withdrew his requests for variances 40-00 SW and 42-00 SW. The Developer also agreed to filed a landscape plan with the City. John Sharpe moved to recommend approval contingent upon the changes discussed and agreements made by the petitioner. APPROVED 6 in favor, none opposed. Item 4. The Residential Open Space Task Force will be meeting to discuss proposed Chapter 7: Open Space Standards for Major Subdivisions amendments to of the Subdivision Control Ordinance. Michael Hollibaugh distributed the latest draft, dated as of the February meeting when decisions were made. The wording in italics is from the January draft; changes made in February are in red. s:\\PlanCommission/Subdivcomttee\\2000mar 3 All of the red changes were reviewed. Recommendations were made regarding the following items discussed: Section 7.9.F Specifications per Carmel/Clay Section 7.9.G Reference standards used by parks or Rails-To-Trails Section 7.10.A Keep the minimum 5 acres agreed to at the February meeting Section 7.10.B Add section on side and rear yards not being exempt from underlying zoning minimums. Michael needs to finish the Appendices and estimates completion in the next few weeks. It is proposed that Michael distribute the final draft to Committee members at the April 11 meeting. Appendix A eliminates Secondary conservation areas, because all such areas are now in Primary. Number 10, Ponds, is new section. Appendix B needs additional flushing out. Roger Stephens, representing BAGI, stated that they do not really agree with a number of the revisions and would prefer we keep ROSO as it is currently. Roger states that much of it is ambiguous and they oppose the lower densities being proposed. Roger would like it to go back to Committee and is willing to work on it again. There being no further business to come before the Committee, the meeting was adjourned at 9:30 PM. _______________________________ Ron Houck, Chairperson _______________________ Ramona Hancock, Secretary s:\\PlanCommission/Subdivcomttee\\2000mar 4