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HomeMy WebLinkAboutDept Report PCC 03-04-251 Carmel Plan Commission COMMITTEE Tuesday, March 4, 2025 Department Report 1. Docket No. PZ-2024-00237 PP: Swinley Forest Primary Plat 2. Docket No. PZ-2024-00238 V: UDO Sec. 2.08: 35 ft. Min Front Yard Setback required, 25 ft. requested 3. 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. *Updates to the report are in written in blue 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 was previously dedicated and the multi-path is currently 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 2 FEMA Floodplain Map Landscaping: • Tree preservation easements are shown along the west of Block A and along the east, south, and west property lines of lot 4 - all trees located within the Water Quality Preservation Easement will also be preserved • Petitioners widened tree preservation easements to adhere to recommendations by staff and the Urban Forester to better preserve trees on lot 4 • Since this project is being reviewed as a Minor Subdivision, no additional buffering is required per the UDO February 18th Public Hearing Recap: • Petitioners presented a revised plan with larger tree preservation easements, at staff’s request, and agreed to continue working with staff to finalize drainage plans to improve overall site drainage • Neighbors of Monon Farms and Donnybrook spoke at the public hearing expressing concerns over drainage to neighboring lots along the Carmel Creek, visibility of proposed new residential homes, wildlife habitat preservation, loss of wooded areas, construction noise and time limitations • Plan Commission members had questions regarding construction and shared homeowner maintenance of the proposed private drive, safe ingress and egress regarding the median within 116th Street, potential for connection to the unconstructed Right-of-Way stub along Ralston Avenue, delineation and enforcement of tree preservation easements, removal of an existing barbed wire fence, HOA establishment, noise regulation during home building, and elevation changes on site • Plan Commission members mentioned the zoning would allow for more dense development than is currently proposed and suggested the Petitioners meet with the neighbors of Monon Farms and Donnybrook • The item was forwarded to the Plan Commission Committee meeting on Tuesday, March 4, 2025 with the Committee having final voting authority 3 DOCS Remaining Comments/Updates: 1. Petitioners scheduled a neighborhood meeting with the residents of Monon Farms and Donnybrook for Thursday, February 27, 2025 ahead of the March 4, 2025 Plan Commission Committee meeting 2. Drainage review comments still outstanding Recommendation: The Department of Community Services recommends the Plan Commission Committee votes to Approve these items contingent on addressing all outstanding comments in ProjectDox.