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HomeMy WebLinkAboutLetter #27 from Linda BrennanApril 24, 2014 Carmel Planning Commission One Civic Square Carmel, IN 46032 Dear Planning Commission Members, We are writing in regards to plans to put a housing subdivision on the Monon Lake property north of I- 465 and west of the Monon Trail. We would like to reiterate our remonstrance points presented at the April 15th Plan Commission Meeting:  Denial made on similar proposal in 2001 for reasons not addressed on new proposal  Land is currently zoned R-1 and can be developed without zone change  No mixed use or non-residential use on PUD proposal  Negative effects on health, safety and welfare of existing neighborhood  Development is not fed by through streets; can’t handle volume increase in traffic o Heavy pedestrian traffic, very curvy roads, no sidewalks, no street lights  Comprehensive plan’s designation as parks and recreation space o High quality natural area, only such one with large lake located upon it  Lack of environmental conservation analysis o Trees and animals that live on property o Environmental effects of drainage into lake In addition to these concerns, we would also like to bring to your attention our perspective of their targeted property values. Among analyses of tax assessments throughout the surrounding neighborhoods, the range of values is between $116,000 and $243,000. The developer is proposing sale prices for the 43 homes to range from $325,000 to $400,000; clearly inconsistent with existing neighborhood values. We find it hard to believe that homes with similar square footage, fewer bedrooms, no basements, and on much smaller lots, will be able to demand twice the average value of the neighborhood that surrounds it. Please review “Exhibit A”. Another concern is that when the developer attempts to sell the new homes, they will mislead potential home buyers by presenting a map similar to “Exhibit B”. Realistically, with the implementation of the Carmel Comprehensive Plan’s proposed 96th Street / Pennsylvania Parkway extension, the property will align more closely to “Exhibit C”. We hope that the Plan Commission is more concerned with potential property values 5 – 10 years in the future, than just at the time of sale to buyers unaware of Carmel’s future plans. Pennsylvania Parkway west of College Avenue has a large natural berm protecting the houses from the traffic; this developer does not leave enough space to protect their homes from the future 96th Street / Pennsylvania Parkway extension. This will negatively affect the future property values that the developer is proposing. Although we do not take issue with the proposed home values from the developer, we would like to bring this to the attention of the Planning Commission for their consideration. Sincerely, College Meadows Neighborhood Exhibit A Exhibit B Exhibit C