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HomeMy WebLinkAboutDepartment Report 7-2-243 Carmel Plan Commission COMMITTEE Tuesday, July 2, 2024 Department Report 2. 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. *Updates to the report are in blue. 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 areas are shown as required per the PUD and are mainly along the south perimeter. 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. • Petitioner, please address the concern that the dog park stormwater outlets into the community garden space. Is this the best location for the stormwater pipe? 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 by the community garden. 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: • 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. • A seating area is provided adjacent to the south pond along with bike parking. 4 • A minimum 30 ft. wide bufferyard and tree preservation area is shown along the southern border of the site. • Tree preservation sign locations are shown on the plans and will be located at the corner of alternating lots. • 50 ft. wide perimeter landscaped common area is located adjacent to 146th St. • Street trees are missing along the southern portion of the north/south street. Please add those to the plans. Signage: • A proposed entrance sign is shown at the 146th Street entrance to the subdivision. • The sign is designed to be a suspended sign on a fieldstone and limestone column. • A Suspended sign is permitted; however, it is limited to 12 square feet. Petitioner, please confirm that you will be able to meet the maximum sign size if you would like a suspended sign. • Construction traffic signage plan to direct construction traffic to the entrance off 146th Street is still needed. • 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. However, the following features would qualify as sustainable measures: o Native plantings around the pond o Community garden space o Bike parking o Tree preservation o Wetland preservation June 18, 2024 Public Hearing Recap: • Petitioner had updated some plans based on department report. • Andrews Subdivision will not be the final name, but they are working on the new name. • Plan Commission suggested smaller tree preservation signs that are not visually obtrusive so the homeowners aren’t tempted to remove them. • Gray Oaks’s ponds were discussed. Any runoff from the landscaping business that would go through the Andrews site would go through their drainage treatment before it gets to Gray Oaks. Only a small portion of runoff goes from the Andrews site to the Gray Oaks west pond today. Andrews subdivision is required to capture that runoff and retain it on site. • Plan Commission requested more info about the dog park storm water outlet going to the community garden. • Concern raised about pedestrian crossing to the south of 146th St. entrance being too far south and not at a natural stopping point for people. • Plan Commission asked what the quality of the path along 146th St. was and if the petitioner could make any repairs if needed. • Sent to PC Committee with Committee having final voting authority DOCS Remaining Comments/Concerns: 1. Petitioner, please address the concern that the dog park stormwater outlets into the community garden space. 2. Street trees are missing along the southern portion of the north/south street. Please add those to the plans. 3. If a suspended entrance sign is desired, the size is limited to 12 square feet. 4. Construction Traffic signage plan is needed. Recommendation: If all comments can be addressed, the Department of Community Services recommends the Committee votes to Approve this item.