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HomeMy WebLinkAboutDept Report 05-20-251 CARMEL PLAN COMMISSION DEPARTMENT REPORT MAY 20, 2025 1. Docket No PZ-2025-00054 PP: Baker Village Subdivision Primary Plat The applicant seeks primary plat approval for a 47-lot subdivision with open space/common areas. The site is located at the southeast corner of 146th St. and Towne Rd. and is zoned Towne 146 PUD (Z-694- 24). Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of Lennar Homes of Indiana, LLC. Project Overview: This proposed primary plat seeks to create a new subdivision with 47 single-family, detached homes and common area. A minimum of 21% of the site will be common area. The property was recently rezoned to the Towne 146 PUD, Ordinance Z-694-24. Surrounding the property are Saddle Creek to the south, Ambleside to the east, Shadow Wood to the west with 146th St. located to the north. 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. • 47 lots are proposed and 50 are permitted in the PUD. • There are 2 street entrances from Old 146th St, one from the north and one from the west. • Streets with homes that have rear load garages will have on street parking along the street. • Private alleys will serve the lots with rear load garages. • 3.4 acres of common area is planned with a pond, tree preservation area, wetland and neighborhood park. • Stormwater drainage will be accommodated through a retention pond that will connect to and expand the Ambleside pond from the east to create a larger water feature and amenity. • Tree preservation and wetland preservation areas are shown as required per the PUD. Engineering: • A pond will be located along the east side of the development and will be planted with a pond edge seed mix. • The pond will be an expansion of the existing pond in the Ambleside neighborhood. • A 55 ft. regulated drainage easement runs along the south side of the development. • A water quality preservation easement is located on the plat to preserve the wetland and tree preservation. Active Transportation: • 5 ft. sidewalks are proposed on both sides of all streets. • However, Dewberry Drive and Baker Village Drive have sidewalks located directly adjacent to the street with no buffer of street trees. A tree lawn area should be added between the street and the sidewalk. • An asphalt path connects to the path along 146th St. and runs south and west through the project. • The path also connects to the stubbed path from the Ambleside neighborhood. • This path (or the whole common area) should be placed in a Public Pedestrian Easement, per the PUD. 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. 2 Landscaping: • 3.4 acres (about 21% of the site) is devoted to common area. • A boardwalk is proposed over a portion of the pond as an amenity for the neighborhood. • The main common area is designed with outdoor seating and gathering areas including fire pits, a pergola, and bench swings. • The tree preservation and wetland preservation areas are shown on the plat per the PUD. • Additional rear yard trees for the southern lots are shown per the PUD. • Trees will be planted along the pond and in common areas to fulfill the PUD requirement of 10 trees per acre of common area. • The three lots in the northeast corner are missing trees in the front yard. Petitioner, please add ornamental trees here, similar to the lots to the west. Signage: • Subdivision signage will consist of 2 entry columns that flank the two entrances from the Old 146th Street. • The columns will be 6 ft. tall with a stone base and a limestone plaque with black lettering for the subdivision name. • 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. A tree lawn area should be added between the street and the sidewalk. 2. All internal paths not located in public right-of-way should be located in a public pedestrian easement as required by section 5.4 of the PUD. 3. Please add ornamental trees to the front yards of the 3 lots in the northeast corner. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Plan Commission Committee meeting on Tuesday, June 3rd, with the Committee having final voting authority.