Almost exactly two
years after PSR LLC’s proposed planned unit development first appeared
before the Chesterton Plan Commission, planners have at last scheduled a
public hearing on it.
The public hearing
will be held at the commission’s next meeting, 6:30 p.m. Thursday, Jan. 21.
It is unknown at the moment whether the public hearing will be held in
person or by Zoom.
At a preliminary
hearing Thursday night, planners voted unanimously to approve the current
iteration of the proposed PUD, which has been whittled down significantly
from its earliest form, which included not only duplexes and triplexes but a
pair of B-3 zoned commercial buildings.
would now be comprised of 36 single-family units on 18.4 acres immediately
south of 1100N and west of the Stone Meadows subdivision, across the street
from the Dogwood Park West parking lot. The lots on which the two commercial
buildings were originally sited--on the far west edge of the acreage--have
now been converted into an outlot which would be used for a detention pond,
while a second detention pond would be located on an outlot fronting 1100N.
The main entrance to the development has been aligned with 23rd Street and
will be connected with Stone Meadows’ Pradera Trail on the far east side of
the development. A series of T-driveways has also been eliminated after
planners expressed their squeamishness over multiple roadcuts.
PSR is requesting
seven relatively minor variances and one waiver from Town Standards:
-- Two to permit a
slightly smaller than permitted minimum lot area on Lots 25 and 26: one of
them 255 square feet smaller, the other 156 square feet smaller.
-- Two to permit
the placement of a larger than permitted freestanding monument sign where
such a sign would not normally be allowed, on Lot 1: larger by 120 square
feet. Two conditions would be required: the sign may be no higher than 10
feet above the unaltered grade; and the sign must be constructed of stone
material and appropriately landscaped.
-- A variance to
permit a side street setback of 15 feet, 10 feet less than the required 25
feet, on Lots 3 and 31. As a condition, the homes on these lots must front
-- And two
variances to permit the construction of six-foot privacy fences in the side
yard of four homes, two on 1100N and two on Pradera Trail.
-- The waiver:
Pradera Trail Extended will be a 735-foot cul-de-sac at the west end, 135
feet longer than permitted.
would be built in a single phase, with the remaining 41 acres of property to
the south--some of it delineated wetland--left undeveloped.
Planner Fred Owen
did express a concern about the drainage, particularly on the southern most
lots. Does PSR plan on installing rear- or side-yard drains? he asked.
If the engineers
determine a need for those drains, they will be installed, PSR’s attorney,
Greg Babock said.
Town Engineer Mark
O’Dell, however, suggested that it may be difficult to install rear-yard
drains on those lots. “The wetlands are pretty high back there,” he said.
Instead, PSR should consider requiring sump pumps and downspouts to be
directed toward the street. “But I do think they’re going to reduce the
amount of run-off in the end,” O’Dell added.
Marchetti indicated that he, for one, is satisfied with the product as
finally amended. “My position at the concept review (in October) was that
this was essentially acceptable,” he said.
Prior to voting to
hold a public hearing on the proposed PUD, Associate Town Attorney Chuck
Parkinson noted that, going forward, the Plan Commission will need to amend
its own rules, which currently require legal notifications be published in a
Chesterton newspaper. With the Chesterton Tribune’s ceasing
publication on Dec. 30, all legal notifications in 2021 and beyond will have
to be published in a different statutorily eligible paper, probably the
Times, Parkinson said.
Phase I Replat
In other business,
members voted unanimously to approve the re-platted primary plat for Phase I
of the Springdale PUD, located immediately south of 1050N and west of
Abercrombie Woods in Crocker.
Two lots in Phase I
had to be removed from the plat to reduce the lot coverage of the remaining
lots, whose impervious surface the developer, Olthof Homes LLC, had
miscalculated, rendering them unbuildable.
Members then voted
unanimously to approve the secondary plat for Phase I, contingent on the
receipt of an infrastructure guarantee ensuring the installation of
rear-yard drains on 11 of the lots.