HomeMy WebLinkAboutLetter #041 Richard Bryant
Shestak, Joe
From:richard bryant <ribyt@yahoo.com>
Sent:Tuesday, May 19, 2020 12:28 PM
To:Shestak, Joe
Subject:Fw: Epcon Carmel, LLC
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Epcon Carmel LLC
Richard Bryant, XuHong Zhu
14195 Laura Vista Drive
Carmel, In, 46033
As residents whose property borders this planned development we wanted the Plan Commission to
hear why we are resolutely opposed to this high density project. Please consider the following details
and major concerns.
1. This is a high-density project that, as proposed, stands in stark contrast to the homes in bordering
homes/communities. Both the footprint and lot size of each home/homesite is but a small fraction of
those of the surrounding neighborhoods. Take a hard look at the average home/lot size of the
bordering homes in any direction - these differences are plainly evident. All surrounding homes are
two story and with predominately larger lots, and more spacing between homes. Further, there is
little to break the line of sight to a wall of well over 100 single-story homes packed tightly together
mere feet from our back doors. (less distance than from my front door to my mailbox). This is high
density at its worst - with the inevitable results being it can not help but to substantially lower property
values in the surrounding neighborhoods. In fact, these are packed so tightly together, that it would
create or add to other issues, such as drainage, and lack of adequate noise abatement.
2. Drainage. When our division was approved by the planning commission, it neglected to provide for
adequate drainage at the backside of these homes - which sit downhill from the adjoining field. What
was approved at the time was simply a swale that runs directly alongside the homes parallel to the
street.
Thus, there is little to no way for water in the back to reach the sewers in the front, and there has
been evidence of water intrusion in the basements of our home and others as a result, as well as
waterlogged places which lead to mosquito breeding in those warm wet months. Runoff from a
densely packed addition in this field will only make it worse. Homeowners have been left to fend for
themselves....
3. Noise abatement. Noise from Keystone Avenue under this plan will definitely increase as it carries
off the water features next to it and echos off the multiplicity of these proposed homes. High density
does nothing to prevent it, and there are little to no natural features and inadequate buffers to
constrain it. This is an empty field, and there will be in fact more large trees cut down around that field
in the building process.
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Rather than seemingly pave over every green space in what appears to be an unending quest to
increase tax revenues, we strongly urge a more modest approach. One that is in tune, and fits in with
the surrounding properties rather than stands in stark contrast. At a minimum, the average home/ lot
size should be about the same as the average size of all homes surrounding it. Consider also, that
there are very few Old Growth trees in Carmel (80 yrs or older), and even fewer places to actually see
stars and the milky way in the night sky - thus, young children have to read of it.
What we ask, is that the commission give thought to a more balanced development that fits in with
the surrounding neighborhoods in terms of home size/. lot size, has a better buffer and green space
and not an unending wall of small homes which is not aesthetically pleasing. And a better site plan
that does not require a senseless road cut to Laura Vista Drive which does not lead to any direct exit.
The smaller homes would be better directed to the southwest corner of the field.
A more pleasing design here for example would have a 20-30 ft gassy perimeter all the way around
the 3 sides where existing homes are, and instead of 4 streets going north south would basically have
2 inner winding roads that would break up the wall of properties. With a larger home/lot size on the
northern half to 3/4 of the field this would be much more appealing both to the existing and new
residents.
SIncerely,
Richard Bryant
XuHong Zhu
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Shestak, Joe
From:richard bryant <ribyt@yahoo.com>
Sent:Tuesday, May 19, 2020 3:11 PM
To:Shestak, Joe
Subject:Re: Epcon Carmel, LLC
Follow Up Flag:Follow up
Flag Status:Completed
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reply
thanks - Wanted to clarify what my suggestions were in regard to the buffer zone, as similar
communities in Carmel have done. they have a grassy knoll with privacy fence on top and extending
beyond to where perimeter streets are, with trees and shrubs between - then the homes/lots start
from there. and are not so bunched up in clumps and backing right up to existing homes. Breaking
those lines visually is a lot more pleasing - even with winding streets, and more green spaces.to
convey a park like setting, instead of a high density complex.
On Tuesday, May 19, 2020, 02:10:28 PM EDT, Shestak, Joe <jshestak@carmel.in.gov> wrote:
Richard,
Thank you for your email. I have received it and will forward it to the Plan Commission members, Planning Staff, and
Petitioners for The Courtyards of Carmel PUD. Your email (letter) will become part of Docket No. PZ-2020-00028 PUD
and can be viewed here
Attached are the Plan Commission's Remote Meeting Procedures. This item will be heard at the May 19 Carmel Plan
Commission virtual meeting. Attached is the meeting agenda.
Additional Details on how to watch the Carmel Plan Commission meetings:
Cable Providers:
AT&T Cable Ch. 99
Digital Ch. 64.45
Metronet 33
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