Carmel panel approves Swinley Forest plat with setback variance and private-access waiver

The City of Carmel Plan Commission Committee approved the primary plat for the four‑lot Swinley Forest subdivision and granted two exceptions — a front‑yard setback variance from 35 feet to 25 feet and a waiver allowing access from a private drive — at its March 4 committee meeting, subject to finalizing outstanding project documents, the commission said.

The decision matters to nearby residents because the 7.2‑acre site lies west of Rangeline Road on 116th Street between Donnie Brook and Monon Farms, and project design choices affect drainage, tree preservation and the configuration of the neighborhood entrance. Planning staff recommended approval contingent on finalizing outstanding comments in the project documents.

Adam Mears, with Grama Land Development, described the proposal as a four‑lot subdivision accessed by a private drive and said the requested 10‑foot setback relief would allow homes to be built outside a large flood area. "We're asking that you approve our primary plat," Mears said, summarizing the changes since the last hearing.

Mears said the petitioner held a neighborhood meeting on Feb. 27 attended by about 30 people and that John Thomas of Carmel Engineering joined to explain drainage calculations and release rates. Those engineering reviews and city review of stormwater were emphasized by staff and the petitioner as part of the project controls. Christine, planning and zoning staff, told the committee the applicant had addressed the main outstanding items: the neighborhood meeting, revisions to tree preservation easements and other plan adjustments, and that staff supported approval contingent on final comments being resolved.

Two exceptions were before the committee: a variance reducing the Unified Development Ordinance front‑yard setback from 35 to 25 feet, and a frontage/access waiver to allow lots to take access from the proposed private drive instead of a public street. Mears said the reduced setback would help keep structures out of the floodway; staff and the petitioner said engineering and city review would verify drainage and grading details during later construction‑plan review.

Tree preservation language and easements changed after the prior hearing. The urban forester asked for a 100‑foot preservation easement in one area; the applicant reduced that to 50 feet on the eastern lot (Lot 4) after discussions with staff. The applicant also increased a south‑side preservation area from 20 feet to 30 feet and agreed to a 10‑foot preservation easement along the west property line; trees inside the water‑quality preservation easement will be preserved, staff said. Mears said those tree‑preservation rules will appear on the plat and in recorded HOA covenants.

Mears also said the applicant will be the home builder on the lots and that the HOA will be established with recorded covenants to manage common‑area maintenance, private‑street maintenance, stormwater best management practices, pond and drainage upkeep, and snow plowing. He denied that any barbed wire fence would be used on the site.

The committee discussed a possible future connection to Monon Farms Lane. Mears said the petitioner raised the option with Monon Farms neighbors but had not reached an agreement and that an easement or other property access arrangement would be required. Engineering and staff indicated they are acceptable to the proposed private entrance as shown on the plat; the alternate connection is shown on the primary plat so the final access route can be decided during secondary/constructive plan review if neighbors and property owners reach agreement.

The fire department has asked for a turnaround; the petitioner said work with fire is ongoing and the final turnaround design remains outstanding. Staff recommended approval tonight contingent on finalizing those remaining engineering and project‑document comments.

Commissioner motioned to approve dockets PZ202400237, PZ202400238 and PZ202400239 as presented, subject to final resolution of outstanding project‑document comments; the motion was seconded and approved by voice vote.

What happens next: with the primary plat approved, the applicant will complete construction documents, finalize the fire‑department turnaround and any engineering comments, and return for secondary reviews and the recording step before lot development proceeds.