89-Lot Residential Development Gains OK From Plan Commission
By David Slone
Times-Union
WARSAW – Neighbors had a list of questions Monday for the Warsaw Plan Commission on the planned Alta Vista subdivision off Old 30 East.
Dale Custer, the developer of the proposed subdivision, petitioned for a preliminary plat to subdivide a 71.39-acre tract of land into 89 lots, with an average lot size of 13,000 square feet.
The sanitary sewer line for the development will be extended from Corridor Drive and enter the site from the south, according to the facts presented by City Planner Justin Taylor to the Commission. Water will be supplied through wells. All development activity within this subdivision will be required to adhere to any applicable state and local regulations regarding development activity near the designated wetland existing.
He recommended the Commission grant approval for the preliminary plat of the Alta Vista subdivision.
The first neighbor with questions about the planned subdivision was Marsha Cook, 3019 E. Old 30.
“Because of the loss of nature and natural views and privacy, are there any provisions for a buffer barrier for the properties to the east of Alta Vista?” she asked.
Taylor said the city doesn’t do buffering between residential districts.
Cook asked if the subdivision would be totally residential with no opportunities for commercial and would there be a home owners association. She was told yes.
Another concern she had was the expected increase in traffic from the development.
“I live there and sometimes it takes five to 10 minutes to get out right now,” Cook said. “That’s a busy road now.”
Taylor said every time there’s a new development in the city, they get that question. With an increased traffic count on the road, that could lead to the road being a candidate for greater funds for improvement.
When Cook asked for the average valuation of homes being built, Custer said, “They’re going to be below Shadow Lakes, but with inflation the way it is, we can’t hardly build anything less than ($300,000).”
The homes will be single-family residences as required by the Residential-1 zoning district.
Asked about drainage impact, Taylor said that discussion will happen at a future meeting where drainage plans have been refined. As for utilities, Taylor said the city will only handle sanitary sewer and private companies will handle electric and water.
Susan Higgins, of 217 S. 325E, which backs up to the Alta Vista property, asked if the subdivision will be in the city limits or in Winona Lake and she was told Warsaw. She then asked why the subdivision will have wells instead of on “city water.” She also wanted to know what that would do to the aquifers.
City engineer Aaron Ott clarified that the city doesn’t have its own water and that Indiana American Water is a third-party provider of water. Indiana Department of Environmental Management would also review and evaluate the subdivision’s wells.
The proposed subdivision was annexed into the city of Warsaw. The first reading and unanimous approval by the Warsaw Common Council was on Dec. 20, with a public hearing, and the second approval was given Jan. 3.
Higgins asked if adjacent neighbors didn’t have to be notified about that meeting because she said she was not notified. Commission President Tom Allen said it was announced as a public meeting in advance. Jim Gast, a Commission member, said annexation announcements only have to be published in the newspaper.
Jeff Grose, Councilman and Commission member, asked Taylor if, with all the questions, his recommendation was to approve the preliminary plat. Taylor said yes.
The Commission approved the preliminary plat unanimously.
In the other petition before the Plan Commission on Monday, Aaron Wilcoxson and Michelle Lamory petitioned for a preliminary plat and final replat for the reconfiguration of one lot to create one lot and one block in a Residential-2 zoning district at 733 Ireland Drive, Warsaw. The average size of the block and lot are 0.42 acres each, Taylor said.
Utilities access and site ingress/egress will be unaffected by the proposed subdivision.
“Since the proposed subdivision does not include the addition of public infrastructure, I recommend that you grant approval for the preliminary and final plat for the Lily Pad subdivision,” Taylor said.
Several members of the Plan Commission questioned what a “block” was.
“So believe it or not, you guys see these quite a bit, probably more than you realize,” Taylor said. “Most of the time, they are created to house retention ponds or detention ponds for a site. Typically, that’s what they’re used for. They’re just not a lot that you could build on, but in this instance, the petitioner has decided to create a block here with intent to do plantings and leave open as open space near the lake.”
Commission member and Councilwoman Diane Quance asked what the advantage would be to doing it as a block as opposed to leaving it as part of the block. Taylor said it could be taxes.
With no remonstrators against it, the Plan Commission approved the preliminary and final plats unanimously.