HomeMy WebLinkAboutMinutes Sub 11-06-03
City of Carmel
CARMEL/CLAY PLAN COMMISSION
SUBDIVISION COMMITTEE
NOVEMBER 6, 2003
Minutes
The Subdivision Committee of the Carmel/Clay Plan Commission met on Thursday, November 6, 2003
in the Caucus Rooms of City Hall, Carmel, Indiana.
Members in attendance were: Marilyn Anderson; Dave Cremeans; Wayne Haney; Pam Williams.
Department of Community Services Staff in attendance: Jon Dobosiewicz; Mike Hollibaugh, Director.
The Subdivision Committee considered the following items:
1. Docket No. 78-03 PP Amend; (#03050038);
The Lakes at Hamilton Place (Formerly: Eagle Ridge Subdivision)
The applicant is requesting approval of an amended Primary Plat to allow a private street.
The site is located on the north side of West 116th Street, 1/4 mile east of US 421. The site
is zoned S-1/Residence - Estate. The petitioner also seeks approval of the following
Subdivision Waiver:
78-03a SW (03050039) SCO 6.3.20
private streets
Filed by David Sexton of Schneider Engineering for Dura Development, Inc.
TABLED TO DECEMBER
2. Docket Nos. 126-03 Z (#03080012); 127-03 Z (#03080013)
Burlingame Subdivision Rezone
The applicant seeks to Rezone 67.295 acres± from S-1/Very Low Intensity Residence to
R-2/Residence and also seeks to rezone 9.13 acres± from S-1/Very Low Intensity Residence
to R-4/Residence. The site is located at 13619 Shelborne Road.
Filed by Steve Pittman on behalf of Shelburn Family Limited Trust.
Steve Pittman of Pittman Partners appeared before the Committee on behalf of the applicant. Also
in attendance: Neal Smith of Pittman Partners; Brad Little, Executive Director of Carmel Dad’s
Club; Paul Rioux, Platinum Properties; Chad Pittman, attorney with Bose McKinney & Evans;
Brian Robinson, Stoeppelwerth & Assoc.
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Steve Pittman referred to the Committee review at the October 7 meeting in which there were
questions regarding the traffic study. Bill Fehribach of A&F Engineering wrote a letter that was to
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be distributed to Commission members regarding the impact of the Dad’s Club practice on the
sports fields during peak PM hours. The letter indicates that there is not really an impact.
Up-dated, specific commitments have been furnished to the Commission. Steve Pittman
high-lighted specific commitments regarding the architectural detail of this project. All townehome
residential units will have an all-brick front elevation and all-brick side elevation with a bay window
on the ends of a row of townehome buildings. All other townehome buildings not at the end of a
row will have brick, 8 feet up on the ends and on the rear—the garage side. All townehome units
will have a minimum square footage of 1700 square feet and rear-load garages.
All ranch homes will have a minimum of 1200 square feet with white trim. In addition, the ranch
homes will have a brick front with brick wrap to the front door from the garage, excluding the gable.
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All ranch homes that back up to 136 Street will have complete brick wrap on the first floor.
All single family detached homes will have mullions in all windows, all brick front 8 feet up,
dusk-to-dawn lights, and coach lights. In addition, there will be street trees every 40 feet minimum.
All rear yards that abut exterior roadways will contain at least one conifer of at least six feet, and
one deciduous tree of at least two-inch caliper.
The parking requirements and commitments are spelled out in “Item U.” The parking requirements
were analyzed in three different ways. The Carmel Zoning Ordinance specifically dealing with
recreational uses required 93 parking spaces—the original plan provided for 164 parking spaces.
A calculation was done with the number of players, number of cheerleaders, number of coaches,
referees, spectators, and allowing 30% for fans overlapping between games, and came up with 120
parking spaces. The actual number of participants was counted at the Badger Park facility for a
soccer game, and there was no different impact in terms of spectators for football. There is a ratio
of participants to cars of 1.31. If three fields were in use, 148.2 spaces would be needed, but since
only two fields will be used at any one time, 98.8 parking is required.
“Item U” goes on to state: ”The Carmel Dad’s Club will utilize the football fields Monday through
Thursday for practice from 5:30 PM to 7:15 PM. The fields will not be used on Friday or Sunday.
The Carmel Dad’s Club agrees to field management policy by using only two of the three fields for
games on Saturday. The games cannot begin before 8:00 AM or after 5:00 PM. The Carmel Dad’s
Club agrees to stagger the start times between the two fields with all start times between the fields
being a minimum of 30 minutes apart. The staggered start times significantly reduce the number of
cars entering the facility at any one time. The Carmel Dad’s Club commits to providing off-duty
officers to direct traffic into and out of the football facility during game day.”
The only other major changes were as a result of working with the property owner to the north.
Pittman Partners has committed to build a wetland facility on their property if requested by the
owner; Pittman Partners is also willing to double the buffer yard requirements, one-half on the
neighbor’s property, one-half on Burlingame property. However, this item has been deleted
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because the homeowner has indicated no interest.
The above are the outstanding issues that were to be addressed.
Department Report, Jon Dobosiewicz. The petitioner was to report back to the committee on
traffic concerns related to the proposed recreational use. The Department is recommending this item
be forwarded to the Commission after comments and concerns have been addressed.
Marilyn Anderson was concerned that the traffic study did not take into account the ball fields and
the traffic that would be generated.
Paul Rioux said he would not hire another traffic study.
The consensus of the Committee was that John Myers, traffic engineer with Parsons, Brinckerhoff
should be asked to review the traffic study that was submitted by the petitioner.
Pam Williams said that the density is still an issue.
Docket Nos. 126-03 Z (#03080012) and 127-03 Z (#03080013) TABLED
were to the December
2003 Subdivision Committee meeting.
3. Docket No. 131-03 PP (#03080030) Cass Estates- Primary Plat
The applicant seeks to plat a 70-lot subdivision. The site is located southwest 116th Street
& Shelborne Road. The site is zoned S-1/Residential- Low Density.
The petitioner also seeks the approval of the following subdivision waiver:
131-03a SW ( #03090008)
§6.3.7 Cul-de-sac length
Filed by Dennis Olmstead of Stoeppelwerth & Associates for Graystone Development,
LLC.
Jim Shinaver appeared before the Committee representing the applicant. Also in attendance were
Sheldon Phelps and Dan Shiffauer representing Graystone Development; Brian Robinson,
Stoeppelwerth Engineers; Dave Klauba, Landscape Architect.
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The site is located at the southwest corner of 116 Street and Shelborne Road. North of the site is
Long Branch Estates; to the south is the Weston Ridge Subdivision; to the east and west are various
tracts of land individually owned.
Jim Shinaver submitted a draft of “Letter of Intent” as well as the proposed commitment document
addressing road work requirements/roadway improvements. Jim Shinaver also submitted the
revised landscape plan that addresses the buffer yard requirements and additional tree plantings
along the interior pathways.
In response to comments made from an adjoining property owner, Sheldon Phelps met with the
neighbor, Don Pollard, and has also contacted an official of the water utilities to determine if access
at the rear of the home was feasible. The utility company reported that such a hook-up from the rear
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of the home is not permitted. Visual screening will be accomplished through landscape plantings.
There were comments at public hearing regarding the stubstreet. The petitioner is agreeable to
eliminating the stubstreet unless the Department requires them to do so. Through much effort
between both parties, an agreement has been reached. The agreement essentially states that
Graystone will construct a mound six feet in height and will extend from the southwest corner 330
feet north and terminate at the nature/wildflower area is located at Cass Estates. Graystone has
agreed to construct two rows of Norway Spruce, 10 feet tall, spaced 15 feet apart at the top of the
six-foot mound. The Spruce Trees will total 67 in number. While the mound will stop 330 feet
north near the nature preserve area, the actual tree rows will continue to extend northward the entire
510-foot border.
There were comments at public hearing from Greg Zubek, attorney representing Renee and Karen
Lewin. Attorney Liz Hobbs appeared at Committee and stated she has authority from Mr. Lewin
to express his support of the project. There are other commitments pertaining to tree preservation
that relate to Lot 15; these commitments have been worked out between the neighbor and the
developer.
Members of the public were invited to comment.
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Paul Nelson, Yorktown Crossing, said his only issue was the through traffic coming from 116
Street down his street and cutting over.
The Committee emphasized connectivity of neighborhoods and the rationale.
Kevin Kaiser, property owner to the west, said he had received a copy of the revised landscape plan
and the trees have been “beefed up.” Mr. Kaiser is concerned with the sanitary sewer and where it
will run, since his home is so close to the road and there are some very mature trees that he would
like to preserve.
After further discussion regarding the stubstreet to the west and landscaping/tree preservations
Docket No. 131-03 PP (#03080030)
commitments, the Committee voted unanimously to return
Cass Estates,Primary Plat
to the full Commission with a 4-0 positive recommendation.
4. Docket No. 132-03 PP (#03080031): Heather Knoll - Primary Plat
The applicant seeks primary plat approval of a 57-lot subdivision. The petitioner also seeks
the approval of the following subdivision waivers:
132-03a SW (#03090009)
§6.3.4Provision of North-south collector road
132-03b SW (#03090010)
§6.1.1 Conformance with the master plan
132-03c SW (#03090011)
§5.1.7Extension of facilities in the master plan
The site is located northeast of 141st Street & Shelborne Road. The site is zoned
S-1/Residence-Very Low Density.
Filed by Dennis Olmstead of Stoeppelwerth & Associates for Pittman Partners.
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Neal Smith and Steve Pittman, Pittman Partners appeared before the Committee representing the
applicant. Also in attendance: Brian Robinson, Engineer with Stoeppelwerth & Associates; Paul
Rioux, Platinum Properties; Dave Klauba, landscape designer, LandFocus.
Neal Smith reported that changes in the landscape plan have been made and submitted to Scott
Brewer, Urban Forester. The site plan has also been revised to provide for the connectivity street
that will run to the north/south collector, east/west through the property at the west side and
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provides for future connection to 146 Street.
The Department had requested a commitment regarding additional road-work requirements and the
petitioner will work closely with the Department to address those commitment requirements.
Jon Dobosiewicz referred to the site layout. The petitioner has been encouraged to acquire an
additional 7 acres to the northwest of the property to guarantee the development of the future street.
The Department would like to continue the probability that the extra segment of road can be
installed. The petitioner would need to be granted relief from the Ordinance, similar to other
situations to accommodate the flexibility of the road and a waiver filed.
Docket No. 132-03 PP, (#03080031) Heather Knoll
Marilyn Anderson moved to forward
Primary Plat
, together with related Subdivision Waivers, to the full Commission with a positive
recommendation, seconded by Wayne Haney and Approved 4-0.
5. Docket No. 137-03 PP (#03090005) Weston Pointe - Primary Plat
The applicant seeks to plat a 130-unit subdivision. The site is located northeast 106th Street
& Michigan Road. The site is zoned part R-4/Residence and B-2/Business, and is within the
US 421 Overlay Zone.
Filed by Dennis Olmstead of Stoeppelwerth & Associates for Pittman Partners.
Steve Pittman, Pittman Partners appeared before the Committee representing the applicant. Neal
Smith, Pittman Partners and Brian Robinson, Stoeppelwerth & Associates were also in attendance.
Steve Pittman reported that Pittman Partners has worked closely with the surrounding neighbors
regarding the development of this property. The waiver regarding tree planting was opposed by the
neighbors as being contrary to commitments made at the time of rezone of this property. The plan
has been altered and the detention relocated—the waiver for the trees is no longer needed and the
neighbors have submitted letters of support; those letters have been submitted to the Department.
Steve Pittman commented that at public hearing, Steve Sanders, Weston Pointe Subdivision
objected to the connector/stub street into the Weston neighborhood.
Steve Sanders was in attendance at the Committee. Mr. Sanders said the traffic situation is of prime
concern. Speed bumps have been discussed as well as walkways, etc. The County Sheriff does
nothing to enforce the traffic speed.
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Jon Dobosiewicz reported that the Subdivision Control Ordinance requires the connectivity of
subdivisions and the stub street is required in this instance. Also, at the time the rezone petition
went through the process, a traffic study was done; the traffic study stated minimal impact.
forward Docket No. 137-03 PP (#03090005) Weston Pointe Primary
Pam Williams moved for
Plat,to the full Commission
with a positive recommendation, seconded by Marilyn Anderson and
Approved 4-0.
______________________________
Dave Cremeans, Chairperson
__________________________________
Ramona Hancock, Secretary
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