Neighbors press drainage, privacy concerns as Plan Commission sends Swinley Forest four-lot plat to committee

The Carmel Plan Commission on Feb. 18 forwarded the Swinley Forest primary plat to the commission’s committee for further review after neighbors raised questions about drainage, privacy, tree preservation and construction impacts.

Applicant Adam Mears of Gradison Land Development asked the commission to approve a primary plat that would subdivide a 7.2-acre parcel west of Rangeline Road into four flag lots fronting a private drive, and to grant two waivers: (1) a subdivision waiver to allow a private access drive rather than a public street, and (2) a development-standard variance to reduce the R-1 front-yard setback from 35 feet to 25 feet for lots constrained by floodplain and tree-preservation areas.

Mears said the plan preserves roughly 100-foot tree preservation areas along the floodplain and keeps the homes out of the floodway, while providing one acre or larger lots for three of the four parcels and a larger two-acre parcel at the south end. He said the private drive will be constructed to meet Carmel Fire Department access standards (20-foot roll curbs and a hammerhead turnaround) and that drainage design remains under engineering review.

Multiple neighbors testified in opposition or with concerns. Adam Schreck, who lives on Ralston Avenue directly backing the site, told commissioners that overflow from the proposed dry basin would drain toward Carmel Creek and into adjacent backyards; he urged careful engineering review. “Any additional water…will directly impact my backyard,” Schreck said.

Other residents raised tree- and wildlife-preservation concerns, potential privacy impacts from elevated house placements, noise and construction timing, and the possibility of damage from heavy equipment. Felicia Welch, president of Donnybrook Woods neighborhood association, said the parcel is a “unique” green pocket adjacent to preserves and trails and asked that development be low-impact and sensitive to wildlife. Several residents also asked whether access would be routed through existing neighborhood driveways; developers and staff said no such access is proposed.

Staff recommended approval contingent on final engineering drainage details. Christina Jesse, planner for Carmel Planning & Zoning, told the commission the department supports the private-drive waiver and setback variance because the parcel’s shape and floodplain constraints make the request reasonable and compatible with the comprehensive plan. Jesse said the engineering department retains outstanding drainage comments but does not expect those details to hold up primary-plat approval and recommended that final drainage design be resolved in project documents.

Commissioners pressed the petitioner about neighborhood outreach and enforcement of tree-preservation areas. Commissioner Jeff Hill and others asked how the preservation areas would be maintained; Mears said preservation lines will be shown on plats, included in covenants or joint-maintenance agreements, and enforced through the HOA or recordable maintenance agreement. Mears said his firm will build the homes and commit to covenants, architectural review and HOA enforcement to maintain preserved areas.

After discussion, Commissioner Jeff Hill moved to send the item to the planning commission committee with committee authority to act, and the commission approved that referral. The committee meeting was scheduled for March 4.

Discussion items to resolve before committee include final drainage calculations with the engineering department, confirmation of private-drive construction details and thickness, final tree-preservation easement language and HOA or joint-maintenance structure, and clear construction-hour limits for future homebuilding.