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HomeMy WebLinkAboutDepartment Report 06-04-241 Carmel Plan Commission COMMITTEE Tuesday, June 4, 2024 Department Report Docket No. PZ-2023-00076 PP/SP: Cherry Creek Farms Minor Subdivision. The applicant seeks minor subdivision plat approval to split one 2.7-acre parcel into 2 residential lots. The site is located at 13777 Hazel Dell Parkway and is zoned S- 1/Residential. Filed by Mike Kinney, owner. *Updates to the report are in blue. Project Overview: The Petitioner seeks to subdivide one 2.7-acre parcel into 2 lots on Hazel Dell Parkway just south of Cherry Tree Elementary School. The property is zoned S-1/Residential. Surrounding properties to the ease, south, and west are single family residential homes zoned S-1/Residential. To the north is Cherry Tree Elementary School. Please see the Petitioner’s Information Package for more details. UDO Standards this project MEETS: • Minimum Lot Area – 15,000 sq. ft. • Minimum lot Width – 120 ft. • Minimum Side Yard Setback – 10 ft., 30 ft. aggregate • Minimum Rear Yard Setback – 20 ft. • Maximum Density – 1 lot per acre • Dedication of right-of-way UDO Ordinance Standards NOT MET: • 10 ft. multi-use path required along Hazel Dell Pkwy – No path shown. Comprehensive (Comp) Plan Analysis: • The Comp. Plan classifies this area as East Neighborhoods. • Suburban single-family homes are the dominant land use, and the typical lot size is between 1/8 to 3 acres. • Maximum height is 2.5 stories, and the typical lot coverage is between 20% and 55%. • The proposed plat meets these goals of the Comp. Plan and is therefore considered a best fit next to the surrounding properties which are also classified as East Neighborhoods on the Comp. Plan. Additional Analysis: Site Plan and Engineering: • This plat is considered a Minor Subdivision because there are less than 6 lots, and no new streets are being created. • The petitioner proposes to split the existing 2.7-acre parcel into 2 lots. • The current home will remain on the southern parcel, and a new home will be built to the north on Lot 1. • Whenever land is divided into new lots, the project must meet the Comp. Plan requirements for right-of- way dedication and path construction per the Transportation Plan. • Most of the required right-of-way for Hazel Dell Pkwy is already dedicated, but there is a small portion on the south end of the project that will be dedicated with this subdivision. • A 10 ft. multi-use path is also required along Hazel Dell Pkwy, but only a sidewalk exists today. • Tree preservation is shown on the lots, which will also help with drainage by reducing disturbance and helping with absorption. Active Transportation: • The Transportation Plan in the Carmel Comprehensive Plan requires a 10 ft. multi-use path along this section of Hazel Dell Pkwy. 2 • The petitioner has not shown the path on the plans and will need to either build the path with their project, contribute the cost to design and construct the path, or request a variance. • The Dept. would not support a variance from this requirement. • The best option would be to build the path now because this is an important connection as it is along a main thoroughfare, and it leads to a school. • The school to the north is also planning some renovations and a building addition which is triggering them to upgrade their sidewalk to a path as well. Landscaping: • A 30 ft. tree preservation easement is shown around the north, west, and south perimeters of the subdivision. • Since this is a Minor Subdivision, no additional buffering is required. Sustainability Measures: The petitioner has stated they will implement the following sustainable site and building design aspects. • Exterior Envelope Materials: Utilizing siding made from recycled or sustainable materials, contributing to reduced environmental impact. • LED Lighting: Incorporating Energy Star LED surface mounted lights throughout the home, ensuring energy efficiency and longevity with an expected lifespan of 40,000 hours. • Local Sources: Sourcing materials locally to minimize emissions, transportation costs, and to maintain a higher level of quality in construction. • Indoor Air Quality: Using "GREENGUARD" certified insulation products to promote healthier indoor air quality. Additionally, installing heating and cooling units with high efficiency ratings and whole home humidifiers for optimal comfort. • Windows: Installing windows with low E coatings to block UV rays and improve insulation, keeping the home comfortable while reducing energy consumption. • Water Efficiency: Incorporating WaterSense faucets to achieve 30% greater efficiency compared to standard faucets, conserving water resources. • Flooring: Choosing flooring with Cradle-to-Cradle recyclable carpet, promoting sustainability by enabling the materials to be recycled into new products. • Paper Reduction: Embracing digital solutions for scheduling, plans, specifications, and homeowner materials to reduce reliance on paper and minimize landfill waste. • HERS Index: Achieving a lower HERS score of 68 compared to the average new home standard of 100, indicating significantly reduced energy usage and superior energy efficiency. May 21, 2024 Plan Commission Meeting Recap: The petitioner presented their request to split this lot into 2 parcels and gave some history on the site. No one from the public spoke in favor or against. The main outstanding item was the required 10 ft. path along Hazel Dell Pkwy. The Plan Commission asked about tree loss to install the path, how path would be installed north and south of the parcel, and what the contribution cost would be instead of building the path today and would it cost more to install the path in the future. Mike Hollibaugh, Director of DOCS mentioned that there are other projects that could be coming through in the future to allow a path connection all the way to 146th Street, and we can’t just look at how things are today as there will continue to be investment in the community to maintain the quality of life in the city. The Commission voted to send this item to the Plan Commission Committee with the final voting authority. 3 Update since the Plan Commission meeting: Staff met with the petitioner on site to walk the property and take a look at the path location and tree locations. It appears that most of the trees and undergrowth, though maybe not all, would need to come down to install the path. There is room for a path, but it would get too close to the trees, and they would either need to be removed or would not survive. However, the Urban Forester only saw 2 or 3 good trees that are worth saving. The other trees were either not in good shape or a species that is not ideal and may be getting old and dying soon anyway. We have not received the estimate from the petitioner yet for the cost to construct the path. Staff still supports the construction of the path with this project and is looking into the potential to plant new trees after the path is installed to help act as a buffer. DOCS Remaining Comments/Concerns: 1. 10 ft. multi-use path should be constructed with the subdivision improvements. 2. Please show sewer easements on the secondary plat, per the Carmel Utilities comment. Recommendation: The Department of Community Services recommends the Committee votes to Approve this item, once the petitioner decides how they will fulfill the multi-use path requirement.