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HomeMy WebLinkAboutDepartment Report 6-18-245 CARMEL PLAN COMMISSION DEPARTMENT REPORT JUNE 18, 2024 3. Docket No. PZ-2024-00064 PP: Andrews Subdivision Primary Plat. The applicant seeks primary plat approval for a 30-lot subdivision with open space/common areas. The site is located at 4411 E 146th Street and is zoned Andrews PUD (Z-687-24). Filed by Mike Timko with Kimley Horn on behalf of the owner, MPC Andrews LLC. Project Overview: This proposed primary plat seeks to create a new subdivision with 30 single-family, detached homes and 5 common areas. A minimum of 25% of the site will be common area. The property was recently rezoned to the Andrews PUD, Ordinance Z-687-24. Surrounding the property is Gray Oaks Subdivision to the south, Salsbery Brothers Landscaping to the west, 146th Street to the north, and a lawn care company and a large lot single family home to the east. Please see the petitioner’s information package for more details. Additional Analysis: Site Plan: • The site plan is in line with the Concept Plan that was submitted with the PUD. • The main entrance is from 146th St. with a second access point from Gray Oaks Ct. to the south. • The street connection to the south will have a curve in the road to help slow drivers down. • A stub street to the east will be built to be able to connect when that land is developed or connect to the off- ramp if the County changes the intersection at 146th St. and Gray Rd. • The proposed street cross section for the internal streets will be 56 ft. wide. This allows for 5 ft. wide sidewalks and 6 ft. wide tree lawns on both sides of the street, as well as parking on both sides of the street. • A large transmission line easement traverses the site to the north and will remain a natural open space. • A retention pond is located in the southeast corner of the neighborhood and will include a pond seating area. • Tree preservation easements are shown as required per the PUD and are mainly along the south perimeter. • Streetlight locations need to be shown on the plans. Engineering: • A wet pond is in the southeast corner of the development and will be planted with native pond edge seed mix and native short grass and wildflower seed mix. • A dry detention basin is in the northeast corner of the subdivision, adjacent to an existing wetland area. • A speed bump at the street connection with Gray Oaks Subdivision is still under review by the Engineering Dept. • Engineering Dept. continues to review the primary plat but is comfortable with the project moving forward. Active Transportation: • 5 ft. sidewalks are proposed on both sides of all streets with appropriate crosswalks near intersections. • An asphalt path already exists along 146th St. • Bike parking is proposed adjacent to the pond in the southeast corner and in Common Area #4. 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. 6 Landscaping: • 3.93 acres (about 27% of the site) is devoted to common area. • A dog park and community garden area are shown on the landscape plan. • Petitioner, please provide more details for the dog park and community garden, including fence location, style, and height; raised planting bed locations; and compost box and water source locations. • A seating area is provided adjacent to the south pond along with bike parking. • A minimum 30 ft. wide bufferyard and tree preservation area is shown along the southern border of the site. • Petitioner, please show the required tree preservation sign locations. • 50 ft. wide perimeter landscaped common area is located adjacent to 146th St. Signage: • The design and location for a subdivision entrance sign has not been submitted. Petitioner, please show the location of the entrance sign on the Primary Plat. • Will you be having an entryway feature or just a ground sign? If you would like an entryway feature, please provide the design for review with the primary plat. • Petitioner, please submit a construction traffic signage plan to review locations and type of signage. • All signage will need approval through a Sign Permit. Sustainability Measures: • The petitioner has stated they will not be providing any green or sustainable site or building design aspects at this time. DOCS Remaining Comments/Concerns: 1. Please show the street light locations on the primary plat. 2. Provide more details for the design of the dog park and community garden, including fence location, style, and height; raised planting bed locations; and compost box and water source locations. 3. Show the tree preservation sign locations on the plans. 4. More details are needed on the location and design of the entrance sign. Will there be an entryway feature? 5. Construction Traffic signage plan. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Plan Commission Committee meeting on Tuesday, July 2nd, with the Committee having final voting authority.