The Delphi Planning Commission has approved the plan for section one of Bowen Estates, shown in yellow. Each of the other three sections will have hearings and be voted on individually priorto construction in those areas. Graphic provided/Delphi Planning Commission
Following an hour of serious questioning by members of the Delphi Planning Commission on Feb. 20, the Commission voted unanimously to approve the final secondary plot, section 1 of Bowen Estates with the condition that any unresolved issues identified by the Technological Advisory Committee be resolved before site work continues. This was the first of four sections of the proposed housing development that must be approved. Section 1 includes 42 lots.
The meeting began with a presentation by Nigel Hensley representing Kimley-Horn, an engineering consultant firm in West Lafayette that developed the plan for the new subdivision which when completed will be the largest subdivision ever constructed within the City of Delphi, and the only one with a Homeowner’s Association.
Commission member Richard “Dick” Bradshaw began the questioning concerning the construction of infrastructure including streets and sidewalks which he was told will be completed by the developer before being given to the city. A primary concern of Bradshaw, as well as Commission member Denny Myers throughout the meeting, was whether hundreds of construction trucks and equipment would be traveling to Section 1 via Riley Road, creating issues for the residents on that street.
Bradshaw suggested that the developer should first extend Vine Street into the subdivision for construction traffic. Hensley said that they were trying to find a solution and Vine Street was being discussed.
Hensley also said, in response to Commission member questions, that the streets would be asphalt with concrete sidewalks and curbs, there would be two retention ponds in the subdivision for excess water for rainfall, and that all subdivision utilities would run underground with a 20-foot easement for maintenance.
Bradshaw asked about ownership of the development, saying that he wanted to be assured that the owner was dedicated to seeing the project to completion, and Hensley assured him that the owners were.
“We don’t just need people, we need families,” Bradshaw said, adding that questions must be asked at each step of the project.
Delphi resident Dan McCain, retired USDA Soil Conservation Agronomist, said “I don’t want to throw cold water” on the project, because he believes the proposed subdivision will be a good thing for the city, but that he was “very concerned” about one section of the development on Prince William Road which is the lowest section and most prone to flooding, and that. McCain said there were “25 lots in the biggest hole of the field.” He suggested that the area should be used for recreational areas or a subdivision entrance, and not for homes. He feels homes would suffer flooding in basements or crawl areas.
McCain also said that the Commission was the “guardians for future residents,” some of whom will put their life savings into the homes. Hensley said that they have investigated geological and drainage issues and instituted flood-preventative measures. Approval of that section will be voted on at a later date, and a public meeting will be held before any action is taken.
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