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HomeMy WebLinkAboutLetter #07 Brent Beecher Shestak, Joe From:Brent Beecher <work386@sbcglobal.net> Sent:Saturday, March 14, 2020 4:04 PM To:Shestak, Joe Subject:Re: Docket Number 19120008 PUD **** This is an EXTERNAL email. Please exercise caution and Do Not open attachments or click links from unknown senders or unexpected email. **** Dear City of Carmel Plan Commission, When my wife & I purchased our home 20 years ago (2000), we were specifically looking for a home in an older neighborhood with large yards, mature trees and minimal through traffic. The Monon Trail was still in its infancy to the south at the time. Clay Terrace was still a wooded area with wildlife and a natural sound barrier. Things have changed over time, as one would expect with a growing, vibrant city. The development of Clay Terrace by Lauth Group was done in conjunction with our neighborhood over many meetings and design changes, to what we have today. We love living here and appreciate the small community of single-family homes, mostly comprised of young families and those who are retired or semi-retired. This is why we purchased our home here and why we want it to remain. Via his email, I will provide information re: my opposition to the proposal for rezoning at the southwest corner of 146th Street and Rolling Hill Drive, having the common address 415 Rolling Hill Drive, Carmel, IN 46032, which includes Tax Parcel Numbers 16-09-24-02-10-001.000, 16-09-24-02-10-002.000 and 16-09-24-02-10-003.000. I have come to the following conclusions, objections and proposals after meeting with Rolling Meadows and Stonehedge Estates community residents and after attending the meeting with the Estridge representatives, which also included residents of Westfield Farms on Tuesday, March 10, 2020, The information provided below is also a reflection of the conversations had by attending residents at both of these meetings, though I don't speak for them, I do believe that they are of like mind. Objections to the rezoning: A. A high-density, multi-family-unit, (vertical) complex does not keep with the look and feel of our neighborhood nor the immediate neighborhoods to the north and west of us and additionally for miles in either east/west direction along 146th St. All of the housing along 146th St. on both sides of the road, from east of Clay Terrace to west of Spring Mill Road, are one- or two-story, single- family homes. The nearest high-density housing along 146th St. is located on the NE corner of 146th & Spring Mill Rd. and is a dedicated rental complex. B. The proposed design of the town-homes is not in keeping with the architecture of the existing homes in the adjacent neighborhoods either west, south or north. Specifically Rolling Meadows is a single-level neighborhood with height restrictions. The proposed units would be 38 feet above the grade level of Rolling Hill Dr., essentially 3, almost 4 story construction, significantly higher than the surrounding homes. C. There is currently significant traffic complications on Rolling Hill Dr.,predominantly with entering and exiting the neighborhood on to and off of 146th St. With the double-curve construction of Rolling Hill Dr., it adds to the difficulty of seeing oncoming traffic when entering the neighborhood headed southbound and currently creates congestion with oncoming traffic when entering or exiting the neighborhood. This is magnified when passenger cars, school buses, delivery vehicles, lawn maintenance and other vehicles are stopped or parked along Rolling Hill Dr. Having a significant increase in automobile traffic within 150 ft. of the entrance from 146th St. will only make this area more unsafe. D. Pedestrian/cyclist vs. vehicle issues along the sidewalk at Rolling Hill Drive and 146th St. are already an existing issue, this development will only exacerbate it. E. Stonehedge Estates currently has a significant groundwater/drainage issue in the yards of the homes along The Monon Trail, with an even more significant issue with the homes along the drainage creek/ditch. This is to the point that residents of Stonehedge Estates, at the southern portion of the drainage creek/ditch, have been designated to be in a flood plain. Further, neighbors have expressed that they have attempted to get assistance/guidance with this issue, but 1 neither the City of Carmel nor the DNR have moved forward to address this ongoing/worsening groundwater/drainage concern. Estridge meeting information: A. There is the built in/expected potential for more total cars in the proposed 15-unit development (50) than what is stated on the plans (34), this would overload the entrance/exit onto Rolling Hill Dr. at 146th St. 1. The addition of this number of cars would exacerbate our current traffic issues on Rolling Hill Dr. (as noted above - "C") 2. With having only 2 entrances (Rolling Hill Dr. & John St.) to the neighborhoods of Rolling Meadows and Stonehedge Estates, the addition of this number of cars would likely cause residents who currently ingress and egress the neighborhood on Rolling Hill Dr. to traverse John St. instead, creating new traffic issues along with the current traffic. B. The water runoff that the new development would be required to "contain" and release into the drainage along Rohrer Road will not be dispersed along its current "natural" path to drainage either north, south or west (not counting ground absorption), but will be directly added to the current groundwater/drainage system along Rohrer Rd., which directly empties into the creek/ditch at the northwestern border of Stonehenge Estates along the Monon Trail. This directly adds water to the drainage creek/ditch through the entire neighborhood. This will only exacerbate the existing issue no matter the rate at which this water would be released. C. Estridge indicated that they felt that this development would create some sort of a "buffer" between our neighborhood and 146th St. 1. This community has never had, requested nor required such a "buffer." D. Estridge indicated that the projected selling price for the units within this development would be $400-$500k, based from their market experience. From researching existing or under development, town-home residences in Carmel located in more prominent locations (City Center, Mid-Town, etc.) the estimated value of the existing and/or proposed units exceed other "like" units by $100-200k, which would indicate a misleading tax base revenue number being presented to the Plan Commission. From neighborhood discussion - agreeable alternate proposals (in order of preference): 1. The City of Carmel should purchase the property and create a park along 146th St. in this area, with bike racks, park benches, a line of evergreen trees, perhaps a fountain, etc. This attractive green space would add significant beauty and value to our neighborhood with low environmental impact. 2. The developer could be allowed to build three to five single-family homes on these lots with an architectural design that fits in with the current adjacent neighborhoods. This would add far fewer potential cars (10) into the area. 3. The developer could be allowed to build three garden-home-style duplexes (non-rental) on these lots with an architectural design that fits in with the current adjacent neighborhoods. This would add far fewer potential cars (12) into the area. I sincerely thank you for your time, and I hope that you will give significant consideration as you determine your decision regarding the current Carmel residents who live in Rolling Meadows and Stonehedge Estates who wish to preserve its current feel. Sincerely, Brent Beecher 2