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HomeMy WebLinkAboutMinutes Sub 06-03-03 City of Carmel CARMEL/CLAY PLAN COMMISSION SUBDIVISION COMMITTEE June 3, 2003 The regularly scheduled meeting of the Subdivision Committee was held in the Caucus Rooms of City Hall on June 3, 2003 at 7:00 PM. Members present: Marilyn Anderson; Stephanie Blackman; Dave Cremeans, Chairperson; Wayne Haney; Maureen Pearson; Pat Rice; and Pam Williams. Mike Hollibaugh attended the meeting on behalf of the Department of Community Services. Before the review of Clarian Health, Pat Rice read a statement regarding the preservation of Springmill as a residential area. The Committee considered the following items: 1. Docket No. 29-03 Z; Clarian North Hospital Campus PUD The applicant seeks to rezone a 107.367 acre property from B-3, B-6, and S-2 subject to the US 31 Overlay Zone to a Planned Unit Development District. The site is located at the th northwest corner of US 31 and 116 Street. Filed by Joseph M. Scimia of Baker and Daniels for Clarian Health Partners, Inc. Joe Scimia of Baker & Daniels and Boyd Zoccola appeared before the Committee representing the applicant. The Clarian PUD discussion included: 1) Use of the helipad limited to transport patients only, and only in the event of emergency. 2) Access to Illinois Street would be a single cut from Springmill and should be aligned with hospital entrance. 3) Location of Retail/commercial space. 4) Hotel on the site. 5) Location of Physician Office Buildings. 6) Relocating the water/retention ponds. 7) Tree Preservation Area. 8) Residential Area. 9) US 31 Overlay. The project would return to the Plan Commission for Development Plan and Architectural Design, Lighting, Landscaping & Signage review and approval as each section is proposed. Members of the public were invited to comment: Randy Miller, 325 Mallard Court, Spring Lake Estates, was in favor of the proposal but was 1 S:\\PlanCommission\\Minutes\\SubdivisionCommittee\\2003june3 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 concerned with the 2B area and buffering possibilities. Tammy Readdy, 313 Mallard Court, Spring Lake Estates, questioned if there were wetlands on the site and how it was represented on the plan. Buffering with any tree other than evergreens would disappear in the winter. Ms. Readdy suggested mounding or 8-10 foot brick wall to buffer lights and noise. William Carr, 331 Pintail Court, Spring Lake Estates, thought mounding was not an option, in view of the previous controversy with mounding at the Dr. Perez residence location. Dick Wickliff, 10300 Springmill Road, thought that additional area was needed for future expansion of the hospital—the map looks like a commercial entrance to the hospital from Springmill Road. Mark Rattermann, 12548 Scottish Bend, Carmel 46033, wanted to know if the location for Illinois Street had shifted. Kathy Haag, 357 Pintail Court, Spring Lake Estates, asked for clarification of the Overlay and when the decision was made for Illinois Street extension. Jim Dillon, 507 Cornwall Court, was opposed to ANY curb cut on Springmill Road. Jim Dillon also thought this proposal should be done in one fell swoop rather than piece-meal in different sections and return for Development Plan and ADLS for each parcel. Kathy?? 10009 Springmill Lane, (neighbor to Judy Hagan) Kathy Stetler, Spring Lake Estates was opposed to the overall proposal. Ms. Stetler said it is difficult to obtain information from the Department of Community Services; she has written letters to the editor—they are not published; the newspaper is not willing to cover the meetings. Jerry Golden, 308 Springmill Lane, was definitely opposed to this proposal saying Springmill is “Sacred” and always considered residential. Mr. Golden cautioned members of the public to be leery of “legalese.” Approving this proposal would have a “domino effect” and it is outrageous! Jan ??? Mallard Court, said this could be a win/win situation if the buffer were increased. Mike Hollibaugh responded to public comments. Mounding can be adjacent to the right-of- way—mounding at the Perez residence was within the right-of-way and of huge magnitude. The location for Illinois Street has not changed but has always been conceptual in nature. The Illinois Street extension has been on the Thoroughfare Plan of the Comprehensive Plan, most recently adopted in 1996. Public input was solicited for the Comprehensive Plan; it was publicized in the newspaper, flyers were sent home with school children, there were a number of public informational meetings held at local schools, City Hall, and different locations throughout the City, including an ice-cream social. 2 S:\\PlanCommission\\Minutes\\SubdivisionCommittee\\2003june3 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 Jan ???, Mallard Court in Spring Lake Estates, said she was a 6-month resident of Carmel and not aware of the Comprehensive Plan. Joe Scimia was hopeful of coming out of Committee this evening with a vote. However, in view of the current suggestions and requests from Committee members in terms of relocating the ponds, switching some of the buildings, the height of the buildings adjacent to residential, (buildings within the 2D area are to be a minimum of two stories) looking at the buffer, exploring a location for the retail, location of a hotels, perhaps restaurants, access, etc., the petitioner agreed to review again and present another plan. Mr. Scimia agreed to furnish revisions first to the Department and probably hand-deliver to the Committee. If they need to explore changes to area 2A, (the buffer area) they are open to that—however, someone from the neighborhood group will need to take the lead—if it is Greg Silver, that’s fine; they will also look at reducing the 2C area. The goal is for the hotel NOT to be on the west side of Illinois Street. Joe Scimia said he needed to understand what the options are with retail. The consensus of the th Committee was that retail on 116 Street was not a viable option and would not be supported at the Council level. Perhaps Mr. Scimia could talk to City Council members and see what their direction would be. Pat Rice asked the petitioner to again look at bringing in a trapper for re-locating the wildlife currently at this location, especially the raccoons. Mike Hollibaugh said the intent of the plan was to screen retail and this corner does not do that. th east Retail on 116 Street is not advisable; however, if it were moved to the of Illinois Street and part of an overall development, it would be more desirable. th Dave Cremeans had in mind moving the future office and garage areas to 116 Street and making Illinois Street retail. The office buildings would then blend in with the US 31 Corridor and give the petitioner an opportunity for retail to support the changes. Joe Scimia said they would not put retail in front of a $100 million hospital. Retail would be put on the ground floor or the atrium. Mike Hollibaugh commented that if you read the plan for US 31, it describes what the amenity node wants to be and also talks about community elements. This current proposal is all about Clarian and making the plan work for Clarian. However, the plan must also work for the community and what the community wants to see happen at this location. th The Committee and petitioner agreed to meet onJune 12 at 6:30 PM at City Hall for th hopefully a final review and recommendation to the full Commission at its June 17 meeting. th The petitioner undertook to deliver revisions to the Department and Committee by June 10 in order to allow time for review. 3 S:\\PlanCommission\\Minutes\\SubdivisionCommittee\\2003june3 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 2. Docket No. 28-03 PP; Ballantrae Subdivision th The site is located on the south side of West 146 Street 1/4 mile west of Spring Mill Road. The site is zoned S-1/Residence - Very Low Density. The petitioner also seeks approval of the following Subdivision Waivers: 183-02a SWSCO 7.01 reduced open space 183-02b SWSCO 7.05.07 clearing of woodland areas 183-02c SWSCO 6.05.01 50' lot frontage at right-of-way Filed by Charles D. Frankenberger of Nelson & Frankenberger for The Anderson Corporation. Charles Frankenberger, 5212 Carrington Circle, Carmel, attorney with Nelson & Frankenberger appeared before the Committee representing the applicant. Also in attendance were Jim Anderson and Darnelle Lorennze of The Anderson Corporation, and Dave Barnes of Weihe Engineers. th The proposal is for a 9-lot subdivision located on the south side of West 146 Street, one-quarter mile west of Spring Mill Road. The project is geared to empty-nester residents and will be custom homes. Every effort has been made to preserve the existing, mature trees on the site in accordance with the tree preservation plan—a lot of the dead wood will be removed, but the under-story will be left completely natural. There will be a tree preservation and driveway easement area. An “eyebrow” driveway has been utilized in order to preserve the trees. The garages will be front-loaded. The western entrance to Merrimac Subdivision is aligned exactly with the entrance to Ballantrae. The entry will have a pair of columns on either side connected by a wrought-iron fence with the name “Ballantrae.” The pond will act as a detention area and will have a small “pocket park” and seating area close by. The Osbourne Legal Drain runs through the area. The open space and grounds will be maintained by the Homeowners Association; individual homes will be maintained by each homeowner. The petitioner is dedicating an 80-foot one-half frontage th on 146 Street to accommodate future expansion. The petitioner will be installing a 5-foot asphalt path. Members of the Public in attendance: Kim Reagan and wife, residents of Ponds West. Mr. Reagan was opposed to the density of the project—was under the impression that the Ordinance would only allow 7 homes on this site—also opposed to the location of the pond and walking path. The walking path will come within one or two feet of their property line. The development has been pushed close as far south as possible, closer to Ponds West, and Mr. Reagan’s property is directly affected. There are also issues with the location of the pond and how it would affect the Creek during flooding. The County spent an enormous amount of money to improve the Creek and this proposal seems to be in conflict. There would seem to be some serious issues over the engineering and placement of the pond and how it would affect the Creek. The attempt to preserve the trees is admirable, but on the other side of the equation, we are talking about hundreds of trees and preserving a relatively small portion of the total. 4 S:\\PlanCommission\\Minutes\\SubdivisionCommittee\\2003june3 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 Charlie Frankenberger responded that the Hamilton County Highway Department required removal th of the trees along 146 Street for future roadway widening. Density is not the focus on this proposal—more relevant would be the quality of the homes and a far superior community from an aesthetic standpoint. The petitioner has met with two of the adjacent neighborhoods, 5 perhaps 10 persons maximum attended each meeting. Most all of the neighbors are in support of this proposal. The price and design of the homes would most likely enhance the surrounding property values. Marilyn Anderson asked about the request for reduced open space and how much open space was required not to have the waiver. Charlie Frankenberger said the requirement was more than 41%. The petitioner is providing 46% open space which results in 9.24 units. A waiver is also requested for the tree preservation and clearing of woodland areas—not more than 15%. Pat Rice asked that the pathway be addressed. Jim Anderson confirmed that the path is within 2 feet of the Reagan property. Jim Anderson said he was willing to move the path and install a landscape buffer between the path and the property line. Visual, year-round screening might be advisable such as Norway Spruce. Mr. Reagan was agreeable to the Norway Spruce and thought this was a great start. Dave Barnes of Weihe Engineers commented about the retention pond. The pond is designed to contain improvement areas and covers the 100-year flood that would flood into the Osborne drain, not into the neighboring subdivision. Marilyn Anderson asked about the land inside the private driveway and why it was a part of the lots rather than common area. Charlie Frankenberger said it was originally designed as common area. However, in order to have frontage on a public right-of-way, the recommendation was to extend the lots to the streets. The covenants establish an easement that prohibits tree removal. Wayne Haney was not in favor of the “eyebrow” design from a traffic flow standpoint. Pat Rice asked about the re-location of wildlife, identification of wildlife on the site: opossum, birds, cranes, owls, deer, and raccoons. If appropriate, these need to be trapped and re-located. The petitioner said he would look into that and would also double-check calculations on the open space. Docket No. 28-03 PP, Ballantrae Subdivision, Marilyn Anderson moved to forward to the full th Commission on June 17 with a favorable recommendation, incorporating the changes. The motion was seconded by Stephanie Blackman and voted 6 in favor, 1 opposed (Wayne Haney.) 3. Docket No. 66-03 PP; The Trails at Hayden Run (Primary Plat) 5 S:\\PlanCommission\\Minutes\\SubdivisionCommittee\\2003june3 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 The applicant seeks Primary Plat approval of a 65-lot subdivision on approximately 40 st acres. The site is located on the north side of West 141 Street approximately one half mile west of Towne Road. The site is zoned S-1/Residence - Very Low Density. The petitioner also seeks approval of the following Subdivision Waivers: 66-03a SW SCO 5.01.07 extension of facilities included in the master plan 66-03b SW SCO 6.01.01 conformance with the comprehensive plan 66-03c SW SCO 6.03 provision of north-south collector road Filed by Dennis Olmstead of Stoeppelwerth & Associates, Inc. for Centex Homes. Note: Stephanie Blackman was recused from discussion and voting, and was not present during the discussion of this Agenda item. Dave Warshauer, attorney with Barnes & Thornburg, 11 South Meridian Street, Indianapolis, appeared before the Committee representing the applicant. Also in attendance: Tom Kutz of Centex Homes, and Gordon Crites, Stoeppelwerth & Associates. st The Trails at Hayden Run is a 65-lot subdivision located on the north side of West 141 Street, st one-half mile west of Towne Road, and bordered by Shelbourne Road, Towne Road, 141 Street th and 126 Street. The Subdivision Waivers all relate to substituting the collector road system already approved as a part of previous subdivisions for the collector street shown on the Thoroughfare Plan. At the time Hayden Run was constructed, installing a collector street did not really work topographically because of the Brindle Drain. The collector street also did not work from the neighbors standpoint because there were houses located there and the street went down the middle of a number of property lines. The Thoroughfare Plan continues to show the collector street along this section and has not been amended. This creates the necessity for the waivers. The commitments proposed for the Trails at Hayden Run are the same as those offered in st connection with the other subdivisions which are to provide for widening along 131 Street, per County Highway specifications—3 feet of pavement, 3 feet of stone shoulder. The difference between the cost of widening the street and regular improvements that might be required by the Subdivision Control Ordinance would be deposited into a fund that is maintained by the Department of Community Services for other, more important roadway improvements. Also, the location of a stub-street was an issue at public hearing. The cul-de-sac is temporary until such time as a through street is established. The property to the west is owned by the Arch-Diocese of Lafayette, purchased as a school setting. The stub will then be located to the north adjacent the Kauffman Stables property rather than to the west. Marilyn Anderson was very specific about the stub-street and publicizing the fact that it is a future through street. Marilyn also asked about the trail/pathway. 6 S:\\PlanCommission\\Minutes\\SubdivisionCommittee\\2003june3 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 st Tom Kutcz said the asphalt trail is along 141 Street, and a trail connects to the seating area at the pond. After further discussion about the trails, and those homeowners who have lots on the interior and back up to the open area, it was stated that unless an area is clearly delineated as open space, it will become someone’s back yard space. Tom Kutz agreed to create a path from the cul-de-sac at the north of the project down to the pond and seating area, and a path around the perimeter of the pond that would incorporate into the landscaping (the path would be between the pond and the landscaping.) Note: The Ordinance requires that common area being clearly marked and delineated, either by fencing, landscaping, etc. Pat Rice moved to make a favorable recommendation to the full Plan Commission of Docket No. 66-03 PP, The Trails at Hayden Run (Primary Plat). The motion was seconded by Marilyn Anderson and Approved 6 in favor, none opposed, Stephanie Blackman recused. 4. Docket No. 39-02 OA, 40-02 OA Amendments to the Carmel/Clay Zoning Ordinance – Use Table Adoption & Definitions Amendment (Text Amendments) The petitioner seeks to make amendments to the structure of the Ordinance relating to uses, add definitions and group all definitions into Chapter three of the Ordinance. Filed by the Department of Community Services. TABLED There being no further business to come before the Committee, the meeting was adjourned at 11:00 PM. _________________________________ Dave Cremeans, Chairperson _______________________________ Ramona Hancock, Secretary 7 S:\\PlanCommission\\Minutes\\SubdivisionCommittee\\2003june3 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417