Z-2786 HERON BAY DEVELOPMENT, LLC GREG MILAKIS …
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Z-2786 HERON BAY DEVELOPMENT, LLC – GREG MILAKIS (STONEHENGE PD, PHASE 4) (R1 & PDRS to PDRS) STAFF REPORT April 9, 2020
Transcript of Z-2786 HERON BAY DEVELOPMENT, LLC GREG MILAKIS …
Z-2786
HERON BAY DEVELOPMENT, LLC – GREG MILAKIS (STONEHENGE PD, PHASE 4)
(R1 & PDRS to PDRS)
STAFF REPORT April 9, 2020
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SM
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RM
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NS NSNS
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EX. MOWED PATH
EX. TRAIL
EX. TRAILL
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LOT 221
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CA #1
LOT 222
LOT 223
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LOT 234LOT 235LOT 236LOT 237LOT 238LOT 239LOT 240LOT 241LOT 242LOT 243LOT 244LOT 245LOT 246LOT 247LOT 248LOT 249LOT 250
LOT 251
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LOT 259
LOT 260 LOT 261 LOT 262 LOT 263 LOT 264 LOT 265 LOT 266 LOT 267
LOT 268
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LOT 273
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LOT 277
LOT 278LOT 279LOT 280LOT 281LOT 283LOT 284LOT 285LOT 286LOT 287LOT 288LOT 289LOT 290LOT 291
LOT 292 LOT 293 LOT 294 LOT 295 LOT 296 LOT 297 LOT 298LOT 299
LOT 300
LOT 301
LOT 302 LOT 303
LOT 304
LOT 305
LOT 306
LOT 307
LOT 308LOT 309LOT 310LOT 311LOT 312LOT 313LOT 314LOT 315
LOT 316
LOT 317 LOT 318 LOT 319 LOT 320 LOT 321 LOT 322 LOT 323 LOT 324
LOT 325 LOT 326
CA #2
CA #3
CA #4
CA #5
CA #6
SMSMSM
SM
SM
SMSM
SM
NS NS NSNSNSNS
NSNS
NS
NSNSNSNSNSNS
NS
NS
NS
NS
NS
NS
NS
NS
NS
NS
NS
NS
NS
NS
AM
AM
AM
AM
AM
AM
AM
O
O
RBO O
SM
SM
SM
SM
SM
SM
SM
AM
M
M
M
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MMMM
MM M M
M M
MM
RB
RB
RB
RB RB
RB
RB
AM
CCJ
CCJ
CCJ
CALGARY CARPETJUNIPER
ANNABELLEHYDRANGEA (8)
ANNABELLEHYDRANGEA (10)
ANNABELLEHYDRANGEA (12)
ASSORTED PERENNIALS
ASSORTED PERENNIALS
MMMSM SM
SM
ST ST ST ST ST ST ST ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST
ST
ST
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ST
ST
ST
ST
ST
ST
ASSORTED PERENNIALS
ST
ST
ST
ST
ST
ST
ST
ST
ST ST ST ST ST ST ST ST ST ST ST ST ST
ST
ST ST
ST ST ST ST ST ST ST ST
ST
ST
ST
ST ST ST ST ST ST ST
ST
ST ST
ST ST
ST
ST
RMST ST ST ST ST ST ST
SM
SM
SM
SM
SM
SM
CS
CS
CSCS
NS
NS
NSNS
WPWP
WP
TRAIL
TRAILMULCHED
MULCHED
TRAILMULCHED
TRAILMULCHED
TRAILMULCHED
TRAILMULCHED
NS NS NS NS
NSNS
NSNSNS
NEIGHBORHOOD SIGN
CCJ
30"
24"
36"50"40"
36"30"40"
16"
18"34"32"28"40"
12"24" 38" 12"
24" 24" 12"
12" 36"
24"36" 22"
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ACHILEA CLYPEOLATA 'CORONATION GOLD' (YARROW)ALCHEMILLA MOLLIS (LADY'S MANTIS)ASTER NOVAE-ANGLIAE (NEW ENGLAND ASTER)ASTER NOVI-BELGII (NEW YORK ASTER)ASTILBE CULTIVARS (ASTILBE)BOLTONIA 'SNOWBANK' (BOLTONIA)CARYOPTERIS X CLANDONESIS (BLUE MIST)COREOPSIS VERTICILLATA 'MOONBEAM' (THREAD LEAF COREOPSIS)DIANTHUS GRATIANOPOLITANUS 'BATH'S PINK' (CHEDDER PINKS)ECHINACEA PURPUREA 'BRIGHT STAR' (PURPLE CONEFLOWER)HEMEROCALLIS CULTIVARS (HYBRID DAYLILY)HOSTA CULTIVARS (HOSTA)IRIS SIBERICA (SIBERIAN IRIS)PEROVSKIA ATRIPLICIFOLIA (RUSSIAN SAGE)PHLOX MACULATA (WILD SWEET WILLIAM)RUDBECKIA FULGIDA 'GOLDSTRUM' (BLACK-EYED SUSAN)SALVIA NEMOROSA 'MAY NIGHT' (SAGE)SEDUM 'AUTUMN JOY' (STONECROP)VERONICA SPICATA 'SUNNY BORDER BLUE' (SPEEDWELL)
60' 120'0'
SCALE : 1'' = 60'NOTES:
1. ALL LANDSCAPING SHOWN WHICH IS OUTSIDE OF PHASE 4 AREAS ISFROM THE PREVIOUSLY APPROVED LANDSCAPE PLAN FORSTONEHENGE PLANNED DEVELOPMENT.
2. ALL LANDSCAPING SHOWN ON THE OVERALL LANDSCAPE PLAN (SHEET7) IS THE DEVELOPER'S RESPONSIBILITY. ALL LANDSCAPING SHOWNON THE INDIVIDUAL LOT PLAN (SHEET 8) IS THE RESPONSIBILITY OFTHE BUILDER AT THE TIME OF HOUSE CONSTRUCTION.
3. ITEMS FROM THE LIST ON SHEET 8 MAY BE USED AS SUBSTITUTES INTHE LANDSCAPE PLAN AS APPLICABLE. THE CONCEPT OF THEOVERALL LANDSCAPE PLAN, HOWEVER; SHALL REMAIN THE SAME.
PLANTING AND LABELING KEYSM - GREEN MOUNTAIN SUGAR MAPLE ACER SACCHARUM "GREEN MOUNTAIN"
CS - COLORADO SPRUCE PICEA PINGENS
AM - EMBERS AMUR MAPLE ACER GINNALA "EMBERS"
0 - RED OAK QUERCUS RUBRA
WP - WHITE PINE PINUS STROBUS
S - SERVICEBERRY AMELANCHIER CANADENSIS
RM - RED SUNSET RED MAPLE ACER RUBRUM "RED SUNSET"
NS - NORWAY SPRUCE PICEA ABIES
NS - NORWAY SPRUCE PICEA ABIES
L - SWEET GUM LIQUIDAMBER STRYRACIFLUA
M - RED JEWEL CRAB MALUS X "RED JEWEL"
SS - SERBIAN SPRUCE PICEA OMORIKA
P - CLEVELAND SELECT PEAR PYRUS CALLERYANA "CLEVELAND SELECT"
BC - BALD CYPRESS TAXODIUM DISTICHUM
RB - RIVER BIRCH BETULA NIGRA
C - WINTER KING HAWTHORNE CRATAEGUS VIRDIS "WINTER KING"
B - EUROPEAN BEECH FAGUS SYLVATICA
1.800.382.5544CALL TOLL FREE
CALL 2 WORKING DAYS BEFORE YOU DIG
"DON'TDIG
BLIND"
HOLEY MOLEY SAYS:
PER INDIANA STATE LAW IC8-1-26. IT IS AGAINST THELAW TO EXCAVATE WITHOUT NOTIFYING THE
UNDERGROUND LOCATION SERVICE TWO (2) WORKINGDAYS BEFORE COMMENCING WORK.
THIS PLAN IS VOID UNLESS SIGNED AND DATED
CERTIFIED BY:__________________________________________________________________________ James D. Hall, RLS # 20500017 Date
1/20/2020
ST = STREET TREE PROVIDED BY HOME BUILDER, SPECIES TO BE CHOSEN FROM APPROVED LIST BELOW
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10' PERPETUAL "COVENANTAREA" PER DOC # 19021449 10' PERPETUAL "COVENANT
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EVERGREEN TREESBOTANICAL NAME COMMON NAME
PINUS STROBUS NORWAY SPRUCEPICEA ABIES COLORADO SPRUCEPINUS NIGRA AUSTRIAN PINECARIPINUS BETULUS EASTERN WHITE PINEPINUS SYLVESTRUS SCOTCH PINE
SHRUBS
BOTANICAL NAME COMMON NAME
EUONYMUS ALATUS BURNING BUSH - COMPACTABERBERIS THUNBERGII BARBERRY - RED LEAF JAPANESESHYDRANGEA MACROPHYLLA HYDRANGEA - NIKKO BLUEHYDRANGEA QUERCIFOLIA HYDRANGEA - OAKLEAFSPIRAEA X BURNALDA SPIRAEA - GOLDFLAMESPIRAEA - SNOWMOUND SPIRAEA NIPPONICASPIRAEA X BUMALDA SPIRAEA - FROBELIPRUNUS PENSYLVANICA RED CHOKEBERRYVIBURNUM X OPULUS 'NANUM' JUDD VIBURNUMLONICERA MAACKII HONEYSUCKLE - RED RUMHAMAMELIS VERNALIS WITCH-HAZEL - VERNALMYRICA PENSYLVANICA BAYBERRYHUNIPERUS CHINENSIS 'HETZII GLAUCA' HETZ BLUE JUNIPERBUXUS SINICA INSULARIS KOREAN BOXWOODRHODODENDRON 'P.J.M.' PJM RHODODENDRON
ORNAMENTAL TREES
BOTANICAL NAME COMMON NAME
CRATAEGUS PHAENOPYRUM WASHINGTON HAWTHORNEPYRUS CALLERYANA, 'CLEVELAND SELECT' CLEVELAND FLOWERING PEARPYRUS CALLERYANA, 'CHANTICLEER' CHANTICLEER FLOWERING PEARPYRUS CALLERYAN CALLERY PEARCERCIS CANADENSIS EASTERN REDBUDMALUS SARGENTII SARGENTS CRABTREEMALUS FLORIBUNDA JAPANESE FLOWERING CRABTREEMALUS BACCATE SIBERIAN CRABTREEGINKGO BILBOA GINKGOCRATAGUS VIRIDIS GREEN HAWTHORNPINUS MUGO DWARF MUGHO PINESYRINGA MEYERI 'PALIBIN' LILAC - KOREANSYRINGA VULGARIS LILAC - COMMON PURPLEAMELANCHIER CANADENSIS SERVICEBERRYMALUS X ZUMI 'CALOCARPA' ZUMI CRABAPPLECORNUS MAS DOGWOOD
CANOPY TREES
BOTANICAL NAME COMMON NAME
ACER FREMANII 'AUTUMN BLAZE' AUTUMN BLAZE RED MAPLEACER RUBRUM 'OCTOBER GLORY' RED MAPLE - OCTOBER GLORYACER RUBRUM 'RED SUNSET' RED MAPLE - RED SUNSETACER PLATANOIDES NORWAY MAPLEQUERCUS MAXIMA EASTERN RED OAKQUERCUS ALBA WHITE OAKBETULA NIGRA RIVER BIRCHCELTIS OCCIDENTALIS HACKBERRYGLEDITSIA TRIACANTHOS HONEY LOCUST
PLANTINGS AND GRASSES
BOTANICAL NAME COMMON NAME
MISCANTHUS SINENSIS 'GRACILLIMUS' MAIDEN GRASBERGERIS THUNBERGII ALTROPURPUREA 'NANA' PYGMY CRIMSON BARBERRYPANICUM VIRGATUM 'HAENSE HERMS' SILVER THUFTED HAIR GRASSPENNISETUM ALOPECUROIDES FOUNTAIN GRASSSINENSIS 'MORNING LIGHT' MORNING LIGHT MAIDEN GRASSIMPERATA CYLINDRICA 'RED BARON' JAPANESE BLOOD GRASSDESCHAMPSIA CAESPITOSA 'GOLDGEHAENGE' GOLDEN PENDENT HAIR GRASSVINCA MINOR BLUE MYRTLEVINCA MINOR 'RALPH SHUGERT' P.P. 6960 RALPH SHUGERT MYRTLEACORUS CALAMUS SWEET FLAGCAREX LACUSTRIS LAKE SEDGEELEOCHARIS PALUSTRIS CREEPING SPIKE RUSHIRIS VERSICOLOR BLUE FLAG IRISJUNCUS EFFUSUS SOFT RUSHPONTEDERIA CORDATA PICKEREL WEEDSAGITTARIA LATIFOLIA COMMON ARROWHEADSCIRPUS ACUTUS HARDSTEM BULRUSHSCIRPUS AMERICANUS THREE-SQUARE BULRUSHSCIRPUS CYPERINUS WOOLGRASSSCIRPUS VALIDUS SOFTSTEM BULRUSHSPARGANIUM EURYCARPUM GIANT BURREED
HOME
DRIVE
SCALE 1"=10'
TYPICAL PLANTING FOR INDIVIDUAL LOT
CONCRETEMEDIUM DECIDUOUS SHRUBS
1) HUMMINGBIRD SUMMERSWEETCLETHRA ALNIFOLIA 'HUMMINGBIRD'
2) DWARF BURNING BUSHEUONYMUS ALATUS COMPACTA
3) DWARF KOREAN LILACSYRINGA MEYERI 'PALABIN'
4) JUDD VIBURNUMVIBURNUM X JUDDI
EVERGREEN SHRUBS
1) COMPACT INKBERRYILEX GLABRA COMPACTA
2) GREEN GEM HYBRID BOXWOODBUXUS X 'GREEN GEM'
3) WARD'S JAPANESE YEWTAXUS X MEDIA 'WARDI'
4) FRUITLAND JUNIPERJUNIPERUS CHIN. PFITZERNANA 'FRUITLANDI'
SMALL DECIDUOUS SHRUBS
1) PYHMY CRIMSON BARBERRYBERBERIS THUNBERGI ATROPURPUREA 'NANA'
2) DWARF FOTHERGILLAFOTHERGILLA GARDENI
3) ANNABELLE HYDRANGEAHYDRANGEA ARBORESCENS 'ANNABELLE'SPIREA JAPONICA 'CRISPA'
4) DOLCHICA SPIREASPIREA JAPONICA 'CRISPA'
TYPICAL REAR LOT (SEE NOTE THIS SHEET)
1) RED CHOKEBERRYARONIA ARBUTIFOLIA 'BRILLANTISSIMA'
2) SHOWY BORDER FORSYTIAFORSYTHIA X INTERMEDIA 'SPECTABILIS
3) WINTER RED WINTERBERRYILEX VERTICILATA 'WINTER RED'
4) NORTHERN BAYBERRYMYRICA PENNSYLVANICA
5) BRACTED VIBURNUMVIBURNUM X BRACTATUM
6) MOHICAN VIBURNUMVIBURNUM LANTANA 'MOHICAN'
ASSORTED PERENNIALS
HOME BUILDER-PROVIDED STREET TREE. TYPE ASINDICATED ON THE OVERALL LANDSCAPING PLAN(SHEET 7). SHEET 7 ALSO SHOWS THE LOTS THATREQUIRE DEVELOPER-PROVIDED STREET TREES(I.E. MOST, BUT NOT ALL, LOTS CONTAIN ADEVELOPER-PROVIDED STREET TREE)
SEE NOTE 2
ANY OF THE FOLLOWING ITEMS MAY BE USED AS INDICATED ON THIS LANDSCAPEPLAN. ADDITIONAL LANDSCAPING SUBSTITUTES MAY BE USED UPON THE
LANDSCAPERS DISCRETION. THE CONCEPT OF THE OVERALL LANDSCAPE PLAN,HOWEVER; SHALL REMAIN THE SAME.
NOTES:
1. INDIVIDUAL FOUNDATION PLANTINGS ARE REQUIRED FOREACH LOT.
2. REAR LOT LANDSCAPING IS NOT REQUIRED WHENLANDSCAPING IS SHOWN ON OR ADJACENT TO THE REAR OFTHE LOT ON THE OVERALL LANDSCAPE PLAN (SHEET 7).
3. LANDSCAPING SHOWN IS THE MINIMUM STANDARD.
4. ALL LANDSCAPING IS THE HOME BUILDERS RESPONSIBILITY.
1.800.382.5544CALL TOLL FREE
CALL 2 WORKING DAYS BEFORE YOU DIG
"DON'TDIG
BLIND"
HOLEY MOLEY SAYS:
PER INDIANA STATE LAW IC8-1-26. IT IS AGAINST THELAW TO EXCAVATE WITHOUT NOTIFYING THE
UNDERGROUND LOCATION SERVICE TWO (2) WORKINGDAYS BEFORE COMMENCING WORK.
FOUNDATION PLANTINGS
THIS PLAN IS VOID UNLESS SIGNED AND DATED
CERTIFIED BY:__________________________________________________________________________ James D. Hall, RLS # 20500017 Date
1/20/2020
Mee
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2/14
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Mee
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SCALE: NTS
NEIGHBORHOOD SIGN
6' SYS
6' SYS
6' SYS
6' SYS
24' F
BS /
DU
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.O.N
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20' R
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DRIVEWAYS MAY NOT EXTEND INTOSIDE YARD SETBACK
SYS = SIDE YARD SETBACKRYS = REAR YARD SETBACKFBS = FRONT BUILDING SETBACKU.O.N. = UNLESS OTHERWISE NOTED
HEIGHT = 2 STORY (MAX)DRIVES NOT ALLOWED IN SIDE YARD SETBACKS
LOT COVERAGE = 60% (MAX) SCALE: NTS
MULCH TRAIL DETAIL
3" MULCH
3" COMPACTED #53 STONE
NEW SIGN TO BE SAME SIZE, DIMENSION ANDCONSTRUCTION AS THE EXISTING SIGN DEPICTEDABOVE AND WILL BE UN-LIT.
PORCH
PORCH
FOUNDATIONLINE
SCALE: NTS
AREA LIGHT DETAILSAS CURRENTLY PROVIDED BY TIPMONT REMC
*THIS MODEL MAY CHANGE AT THE DISCRETIONOF TIPMONT.
SUBSTITUTION OF GREATER QUALITY MAY BEAPPROVED BY THE ADMINISTRATIVE OFFICER.
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EXTERIOR FINISH MATERIALS
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EXTERIOR FINISH MATERIALS
1) Cultured Stone Veneer (or equiv)
2) Vinyl Shake siding (or equiv.)
3) Hardy Plank siding or Vinyl Siding
4) OSB Exterior sheathing
RPO | g:\apc\staff reports\rezone\z-2700s\z-2786 heron bay development, llc - stonehenge phase 4 pd - r1 & pdrs to pdrs.docx | HERON BAY DEVELOPMENT, LLC | R1 & PDRS TO PDRS | April 9, 2020
Page: 1
Z-2786 HERON BAY DEVELOPMENT, LLC
STONEHENGE PHASE 4 PLANNED DEVELOPMENT R1 & PDRS TO PDRS
Staff Report April 9, 2020
REQUEST MADE, PROPOSED USE, LOCATION: Petitioner/owner is requesting PDRS zoning for a single-family development totaling 107 lots and 6 outlots on private streets. The property, presently zoned R1, is located southeast of the intersection of Amesbury and Monument Drives in Tippecanoe County; Wabash 34(NW) 24-5. ZONING HISTORY AND AREA ZONING PATTERNS: The subject property is currently zoned R1 and PDRS. The Stonehenge development itself has been unfolding for many years, utilizing both conventional zoning and planned development zoning. On the planned development side, three PD-rezones have been approved over the years including Z-1637, Z-1650, and (most recently in 2015) Z-2238. On the conventional zoning side, R1 zoning has been utilized for the various phases of the subdivision portion of Stonehenge. Agricultural and R1 zoning surround the Stonehenge development. AREA LAND USE PATTERNS: The subject property is currently unimproved. Single-family residential uses surround the subject project. A golf course is located along the southern boundary of the subject property as well. The land use pattern is typified by agricultural land transitioning to residential development as public utilities become available. TRAFFIC AND TRANSPORTATION: The first three planned development rezones of Stonehenge established a pattern of private streets to serve the project. Phase 4 is essentially completing the private street network. Peterborough Road (a private street) is planned to be extended into the phase 4 area from the north and three additional private streets will complete the network with one of them connecting to the future extension of Amesbury Drive (a public street and local road as defined by the Thoroughfare Plan) on the west side of phase 4. The private streets of Stonehenge, including the new streets proposed with phase 4, are narrow and unable to support on-street parking. To accommodate the needs of visitors, five off-street parking areas have been located throughout the phase 4 area. These parking areas will be modestly lit for security purposes and have been strategically located to best serve as many homes in phase 4 as possible. The existing trail network of Stonehenge will also be expanded into phase 4. Trails are planned to best connect to the existing network and lead to amenities such as a proposed decorative pond in phase 4, established amenities in the other phases such as the clubhouse and pool to the north, and the large pond on the east side of Stonehenge.
RPO | g:\apc\staff reports\rezone\z-2700s\z-2786 heron bay development, llc - stonehenge phase 4 pd - r1 & pdrs to pdrs.docx | HERON BAY DEVELOPMENT, LLC | R1 & PDRS TO PDRS | April 9, 2020
Page: 2
ENVIRONMENTAL AND UTILITY CONSIDERATIONS: Public utilities are available to serve the site. STAFF COMMENTS: The Stonehenge development is a unique project that has truly evolved over the years, responding to market demands and adjusting accordingly. This fourth and final phase of the planned development portion of Stonehenge builds on the best aspects of the original concept while expanding the resident amenities. The original trail system is expanded with phase 4, creating a loop connecting the pool/clubhouse to the large lake on the east side of the development to the new decorative pond proposed with phase 4. Visitor parking areas are included to serve the residents’ guests. The landscape plan for phase 4 is designed to harmonize with the established landscaping in the rest of the planned development area. Finally, architectural standards are included in the phase 4 area to ensure the quality of the architecture found in the earlier phases is continued in this final phase. In its design standards and robust amenity package, the Stonehenge Phase 4 Planned Development sets a high standard for single-family residential development in our community. STAFF RECOMMENDATION: Approval, contingent on meeting all requirements of UZO 2-28-10 and the following for submission of Final Detailed Plans, signed off by those noted in that section to include:
1. All sheets (other than preliminary plat) that make up the approved Preliminary Plan;
2. Planned Development construction plans per UZO Appendix B-2; 3. A final plat per UZO Appendix B-3 as applicable; 4. Appropriate surety submitted with Final Detailed Plans; 5. Final landscape plan and plant schedule shall be approved by APC staff as part
of the submission of the Final Detailed Plans; 6. Street addressing and private street name applications shall be made with APC
prior to the submission of the Final Detailed Plans; 7. Drainage Board approval shall be secured prior to the submission of the Final
Detailed Plans; 8. Draft proposed amended covenants, incorporating Phase 4 into Stonehenge,
shall be submitted with the Final Detailed Plans for approval and recordation.
