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HomeMy WebLinkAboutLetter #006 Paige RivasMay 6, 2020 Mr. Joe Shestak Board of Zoning Appeals One Civic Square Carmel, IN 46032 RE: Concerns regarding the “Courtyards of Carmel PUD,” the Epcon Communities Proposal Dear Mr. Shestak, I am writing regarding the proposed development put forth by Epcon Communities to develop the land on the north east corner of 136th Street and Keystone Parkway. As a resident of Foster Estates on Maralice Drive, I have significant concerns with the proposal as presented. When we purchased this property last year, we understood that the empty land behind our house would be developed into housing. We were told that significant work between the developer and the community had taken place and a mutually agreeable solution had been found. We reviewed that agreement and also found it acceptable. This new Epcon Communities proposal, however, diverges significantly from the previous Old Town Group PUD. As Carmel grows and develops, the city planners have done an excellent job at responsible city planning and development. This is important as it affects all of our property values. I fully support the idea of a 55+ community, which is in the Epcon Communities proposal, but I do not believe that the planned community, as outlined, of such density, poor aesthetics, and poor traffic management would be successful or beneficial to Carmel. We moved to Carmel from the East Coast. In driving through the region in Indiana, we saw many communities of a similar cookie- cutter, high-density layout and were appreciative that Carmel was not the same. We understood that this was a city worthy of investment. City planning and the application of such standards during development directly affects Carmel residents’ safety, property values, and quality of life. Please see our specific concerns related to the “Courtyards of Carmel” PUD below: Concerns Related to Epcon Proposal: • Traffic – Increased traffic through the neighborhood and on Carey Road is undesirable and potentially unsafe. In addition, the Smokey Row/136th Street roundabout is already at full capacity during morning and afternoon rush hours. The current design of adding spokes to the only traffic metered roundabout in Carmel is unacceptable. This is also the primary roundabout used by Carmel High School. The suggestion by Epcon that the residents of the Courtyards of Carmel would be unlikely to travel during the primary rush hours is unreasonable and unsubstantiated. The 55+ empty nester population are not automatically retirees, particularly in housing that costs up to $575,000. • Lot size and coverage – the Epcon proposal puts roughly two houses on one Foster Estates lot. While this may reduce the amount of yardwork, it definitely results in little privacy for residents. As such, this may have a negative impact on property values. • Overall density – 170 houses - with a larger footprint - results in significantly less green space than in the previously accepted Old Town Group Planned Unit Development. Carmel is slowly eliminating its green space. Some of that is inevitable as the city grows. A plan, however, should be put into place to preserve green space where possible. High- cost, high-density neighborhoods do not accomplish this. • Aesthetics – the Epcon proposal uses repetitive architectural designs that is unappealing and is right on Keystone Parkway and therefore highly visible. • Impinging on Foster Estates – a 40’ buffer, at a minimum, needs to be retained as defined by the previous OTG PUD. The current Epcon plan shows clearing 20’ of the existing 40’ buffer. • Historic house – leaving the historic house to the Historical Society without a plan is not prudent - a long-term plan is needed I am not opposed to development on that land. I am, however, opposed to this development as presented. I sincerely request that you give serious consideration to the disapproval of the proposal unless significant changes are made to address these concerns. Please feel free to contact me with questions regarding these concerns at paige.rivas@gmail.com or 703-201-3581. Thank you for your consideration. Sincerely, Paige Rivas Paige Rivas Resident of Foster Estates 2767 Maralice Drive Carmel IN, 46033