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HomeMy WebLinkAboutDepartment Report PC 11-16-21 4 CARMEL PLAN COMMISSION DEPARTMENT REPORT NOVEMBER 16, 2021 3. Docket No. PZ-2021-00169 PP: Bedford Falls of Carmel Subdivision. The applicant seeks primary plat approval for 34 lots on 16.87 acres. The site is located at 947 W 146th St. and is zoned Bedford Falls PUD (Ordinance Z-667-21). Filed by Scott Schutz of Less Impact Development. Project Overview: This proposed primary plat seeks to create an age restricted residential neighborhood of 34 single-family homes. Approximately 38% of the site will be common area. The property was recently re-zoned to the Bedford Falls PUD, Ordinance Z-667-21. Surrounding residential subdivisions are Ballantrae to the east, Ponds West to the southeast, Kingsborough to the south, and Westchase to the west. Please see the petitioner’s information package for more information. Additional Analysis: Site Plan: The site plan is in line with the Concept Plan that was submitted with the PUD and has a connected street system, single-family homes, perimeter landscaping along 146th St., tree preservation, open space, and walking trails. The main entrance will be from 146th Street with a second access point from the existing stub street of Birdsong Ln. A retention pond is located in the northeast section of the neighborhood and is being utilized as an amenity with a clubhouse nearby, walking trails, landscaping, and seating areas. The proposed street cross section for the subdivision will be 56 ft. wide. This allows for 5 ft. sidewalks and 6 ft. tree lawns on both sides of the street, as well as parking on both sides of the street. Tree preservation easements are shown as required per the PUD and are mainly along the perimeters to provide a buffer. Approximately 11 parking spaces are shown in front of the amenity center. Engineering: The proposed retention pond is located in the northeast section of the development and it will be planted with native species at the shoreline to help clean stormwater runoff and stabilize the banks. A portion of the northeast section of the neighborhood is within a floodplain and this area will be placed in a regulated drainage easement. There is an existing regulated drain that runs diagonally through the site, and that will be relocated south of 146th St. and north of the proposed lots and then through the pond. The Engineering Dept. is still reviewing the primary plat but is comfortable with the project moving forward. Active Transportation: 5 ft. sidewalks are proposed on both sides of all streets. An asphalt path already exists along 146th St. and the petitioner will install an internal 8 ft. walking path around the subdivision. The internal path will stub to the subdivision to the west (Westchase) so that it can connect to their existing path. Petitioner, does the Westchase path go all the way to the property line, or will you have to install some path on their property to make the 2 paths connect? Architectural Design: This is a proposal for just the primary plat for the neighborhood. Architectural standards have already been reviewed and approved as a part of the PUD requirements. The architectural standards will be enforced during the building permit phase of the project. Landscaping: 6.5 acres (about 38% of the site) is devoted to common area. A minimum 30 ft. wide perimeter landscaped common area is located adjacent to 146th St., and the northern lots will be setback approximately 75 ft from 146th St. 10 ft. tree preservation easements are shown along the west, east, and south perimeter of the site. The landscape plan has a nice design with a mix of trees and shrubs to be installed in the common areas. Staff has asked for some additional shade trees in the south common area, especially near the path, similar to what is shown on the Concept Plan in the PUD. Signage: Two entry signs are proposed, one on each side of the entrance from 146th St. The signs are proposed to be brick with a masonry base and will meet the size standards for an entry sign per the UDO. The PUD also allows for two additional welcome signs (eight square feet or less). All signage will need approval through a Sign Permit. 5 DOCS Remaining Comments/Concerns: 1. Please add some additional shade trees in the south common area, especially near the path, similar to what is shown on the Concept Plan in the PUD. 2. Does the Westchase path go all the way to the property line, or will you have to install some path on their property to make the 2 paths connect? Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Residential Committee meeting on Tuesday, December 7th, with the Committee having final voting authority.