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HomeMy WebLinkAboutDept Report 02-18-253 CARMEL PLAN COMMISSION DEPARTMENT REPORT FEBRUARY 18, 2025 2. Docket No. PZ-2024-00237 PP: Swinley Forest Primary Plat 3. Docket No. PZ-2024-00238 V: UDO Sec. 2.08: 35 ft. Min Front Yard Setback required, 25 ft. requested 4. Docket No. PZ-2024-00239 SW: Swinley Forest Street Frontage Waiver - UDO Sec. 7.17.A: Lots shall have direct access to a public street, Access from a private drive requested The applicant seeks primary plat approval, a design standards waiver, and a development standard variance for a new subdivision consisting of 4 lots on 7.2 acres that front and have access via a private drive. The site is located at 1225 E. 116th Street. It is zoned R-1/Residential and is not located within an overlay zone. Filed by Adam Mears of Gradison Land Development, Inc. Project Overview: The Petitioner seeks to subdivide one 7.2-acre parcel into a new four-lot single-family subdivision. The subject property is zoned R-1/Residential and is surrounded by Monon Farms Condos (zoned Hearthview Residential PUD) to the west and Donnybrook Subdivision (zoned R-1) to the east and south. The Petitioner is also seeking approval for a variance from the minimum front yard setback requirement for lots 1-3 and a subdivision waiver for all lots to be accessed through a private drive instead of having direct access to a public street. These are necessary for this development as the parcel is narrow and uniquely constrained due to the floodplain. Please see the Petitioner’s Information packet for more details. UDO Standards this project MEETS: • Minimum Lot Area – 10,000 sq ft • Minimum Lot Width – 100 ft • Minimum Side Yard Setback – 10 ft, 20 ft aggregate • Minimum Rear Yard Setback – 20 ft • Maximum Density – 2.9 lots/acre UDO Standards NOT MET: • Minimum Front Yard Setback – 35 ft required, variance requested for 25 ft for lots 1-3 • Lots shall have access to a public street – waiver requested for access via a private drive Comprehensive Plan Analysis: • The Comp Plan classifies this area as East Neighborhoods o Suburban single-family homes are the dominant land use o Typical lot size is between 1/8 to 3 acres o Maximum height is 2.5 stories o Typical lot coverage between 20% and 55% • The proposed plat meets the goals of the Comp Plan and staff considers it a best fit next to the surrounding properties (also classified as East Neighborhoods on the Comp Plan) 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 subdivide the existing 7.2-acre parcel into a 4-lot subdivision • Subdividing of land requires compliance with the Comp Plan requirements for Right-of-Way dedication and path construction per the Transportation Plan • Required Right-of-Way for 116th Street is already dedicated and the multi-path is already constructed per the Transportation Plan • A waiver is requested for the four single-family lots to front a shared driveway and a development standards variance is requested for a reduced front yard setback • Staff supports both requests due to the large amount of floodplain present on the site that causes limited buildable area (see FEMA floodplain map below) and the presence of the Carmel Creek along the east of the property • Dry basin detention is provided in Common Area #1 4 FEMA Floodplain Map Landscaping: • 10’-20’ tree preservation easements are shown along the west of Block A and along the east, south, and west property lines of lot 4 • Staff and the Urban Forester would like to widen the tree preservation easements to 100’ along the eastern perimeter to line up with the Water Quality Preservation Easement and 20’ along the southern property line adjacent to lots 1320 and 1330 Donnybrook Dr. • All trees located within the Water Quality Preservation Easement will also be preserved • Since this project is being reviewed as a Minor Subdivision, no additional buffering is required per the UDO DOCS Remaining Comments/Concerns: 1. Finalize drainage review comments per Engineering 2. Widen tree preservation easements per the Urban Forester 3. Proposed monument signage location details Recommendation: The Department of Community Services recommends the Plan Commission Committee votes to Approve these items contingent on addressing all outstanding comments in ProjectDox.