HomeMy WebLinkAboutLetter #28 Brad Bostic Shestak, Joe
From: Shestak, Joe
Sent: Monday, November 19, 2018 9:13 AM
To: Shestak,Joe
Subject: FW: Feedback regarding proposed rezone at 106th and Ditch
Letter#28
From: Brad Bostic [mailto:bradbostic@gmail.com]
Sent: Sunday, November 18, 2018 9:45 PM
To: Shestak, Joe
Subject: Feedback regarding proposed rezone at 106th and Ditch
Dear Joseph:
My wife Amy and I are nearing completion of our new home located at 11004 Crooked Stick Lane in Carmel. We
are excited to finally be moving in next month! With that in mind, our neighborhood association just brought to my
attention plans for a proposed development at 106th & Ditch Road that, as currently proposed, will be detrimental to
the area and I am writing to share our concerns and suggestions. The specific plan proposal is as follows: Docket
18100001 PUD— 106th& Ditch Proposed Rezone and Development. The areas legal name is "Spring Run Estates".
Amy and I understand and agree it is ultimately in the best interest of the City of Carmel for the land at 106th and
Ditch Road to be developed. This is a desirable location due to the high-quality neighborhoods nearby with large lots,
attractive homes, and minimal traffic. As currently proposed, the plan calls for a high-density development that will
be detrimental to home values and create safety and traffic issues on Crooked Stick Lane. With that said, I believe a
couple of relatively minor adjustments described below will make the plan viable.
To be accretive to Carmel and the homeowners in the area,the development needs to meet the following criteria:
•Density needs to be consistent with the rest of the lots in the immediately adjacent Spring Run Estates
(Crooked Stick) development. The lots should be approximately one acre or larger and there should be a
maximum of 27 homes total in the development.
•The plan should comply with the original Spring Run Estates covenants that state there can be no access onto
Crooked Stick Lane for obvious safety reasons. A more sensible and acceptable alternative to the current
proposal would be a circular access plan that allows entrance and exit onto Ditch Road.
Should you or others have an interest in reviewing additional details regarding the proposed development, I have
included more information in this email below the signature block.
If you have any questions or would like to discuss this further please let me know. My mobile number is
i or you can directly reply to this email. While I understand there is a meeting of the planning commission to
review and discuss the proposed plan on 11/20, neither Amy nor I can attend as we will be in Florida with family for
the Thanksgiving Holiday.
Sincerely,
--Brad
Additional details regarding concerns, comments, and recommendations related to the proposed development follow:
The proposed density will negatively impact home values in the area.
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•Rezoning from current zoning(lots with 1+ acre)to smaller and higher density is NOT consistent with any
nearby neighborhood. The developer has proposed lots as small as 15,300 SF or 35% of an acre. The
solution to address this concern is to keep the current zoning.
•The proposed new high-density development will negatively impact existing nearby property values.
•For the same reasons that a high-density development wasn't allowed at the Simon Estate on Ditch Rd, the
planning commission should not approve a high-density development on this nearby site
The proposed new connection to Crooked Stick Lane would negatively impact safety.
•Spring Run Estates HOA documents prohibit this development site from accessing Crooked Stick Lane.
•This would add significant traffic to Crooked Stick Lane creating congestion and safety issues. There are
currently 51 homes with access to Crooked Lane. The new development as currently proposed(36 homes)
is a 70.1%increase in the number of homes that would have access to Crooked Stick Lane.
•Crooked Stick Lane does not have sidewalks and many pedestrians walk,jog, and bike on this neighborhood
street. A 70%+increase in traffic will create significant safety issues.
•The Crooked Stick Lane exit onto 106th Street is already dangerous during high traffic periods and added
traffic will serve to exacerbate this hazard.
•Turning left onto Crooked Stick Lane when traveling east on 106th is dangerous during high traffic
periods. Added traffic also serve to exacerbate this hazard.
•The burden and safety impact caused by the proposed Crooked Stick Lane access is not acceptable as it unduly
and unnecessarily serves to the detriment of existing Crooked Stick Lane area homeowners. The developer
will need to address the access to the new development with a plan that does not involve connecting to
Crooked Stick Lane.
•Given my understanding that two access streets are required for the proposed development due to its density,
one option would be to reduce density to a level that would require only one access point. What is the
density that would require only one access point consistent with other nearby developments?
•If two access points are required, viable alternatives will be to move access to Ditch Road and 106th Street or
to connect both access points to Ditch Road. If the new 106th St access presents safety issues, then the
developer should fund 106th street improvements to fix/address these safety issues.
•It appears as though there is an existing 106th street curb cut with cement drive onto the development
site. Due to the reasons mentioned above,please consider using the existing 106th curb cut.
•The safety impact/burden of access to the proposed development should NOT fall on Crooked Stick Lane
homeowners. This is a developer issue that must be addressed by the developer through an access plan that
does not involve connecting to Crooked Stick Lane.
•It appears as though formal notice of the proposed development was not provided to the Crooked Stick
Homeowners'Association which is problematic given that Crooked Stick Lane would be impacted most
significantly by the proposal as it currently stands.
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