HomeMy WebLinkAboutLetter #029 Neil Shah
Shestak, Joe
From:Neil Shah <neil1981@gmail.com>
Sent:Saturday, July 11, 2020 1:18 AM
To:Shestak, Joe
Subject:Concerns and Opposition for rezoning requested in Docket No. PZ-2020-00069
(PUD)
Follow Up Flag:Follow up
Flag Status:Completed
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To:
City of Carmel Plan Commission
One Civic Square
Carmel, IN 46032
Re: Concerns and Opposition for rezoning requested in Docket No. PZ-2020-00069 (PUD)
Hello Mr. Shestak,
I am writing to you to voice my concerns about the rezoning of a site located at 2135 W 146th Street, just north of
Saddle Creek Subdivision, for high density development that includes townhomes and single family homes.
I fully appreciate and support the development of the area around Saddle Creek Subdivision and progress that has
happened in this area in the last 15 years. At the same time, I have grave concerns with the proposed development as
follows:
1) High Density Development will negatively impact property value of homes in the Saddle Creek Subdivision, increase
Traffic volume in the area thereby impact safety & well-being of residents in Saddle Creek Subdivision and surrounding
Subdivisions.
- I believe that if the rezoning is approved, the proposed high density development will decrease property value of
homes in Saddle Creek Subdivision or will slow down appreciation rate for the same properties compared to a
development in S-1 zone next to the Saddle Creek Subdivision.
- At the July 9th meeting hosted by the developer, it was mentioned that such high density developments are not
proposed for the first time in Carmel. It is my humble request that the Commission demands impact analysis of
comparable high density developments next to existing communities that are similar to Saddle Creek Subdivision on the
property values of existing homes.
2) Converting large green space (on Beaument Blvd) in Saddle Creek Subdivision into a entry/exit access points for the
new development (Ambleside Point) will significantly increase traffic thereby reducing safety and security for kids of
Saddle Creek Subdivision; and also reduce property value for homes on Beaument Blvd and Mustang Chase Drive.
- The existing green space provides safe space for several families of Saddle Creek Subdivision to play with their kids
and pets.
- Providing entry/exit access for the new development at Beaument Blvd/Mustang Chase Drive and Megan Drive is
going to negatively impact security, privacy and well being of residents on those streets. This is evident from the recent
vandalizing event that happened at one of the properties on Beaument Blvd/Mustang Chase Drive.
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- The volume of traffic on Beaument Blvd and Megan Drive will increase significantly due to this high density
development. The Traffic analysis submitted by the developer has several key flaws that cannot be overlooked:
i) The traffic counts were taken in June 2020 - during ongoing pandemic when majority of the Saddle Creek
residents (i would say more than 75%) are working from home. This means, the traffic counts at the intersections of
Beaument Blvd & 141st Street and at Autumn Woods Drive & 141st Street are not representing what you would expect
on a normal/regular weekday without any pandemic.
ii) Total number of generated trips calculated for the proposed development during morning and evening peak
hours looks low. If we assume 2 cars per residence (265 x 2) as an average; the traffic analysis assumes only 34% and
46% of those cars accessing entry/exit during morning peak hour and evening peak hour respectively. Perhaps, the
numbers from comparable existing high density development should be used for such analysis.
- If we consider that traffic volumes assumed in the analysis are reasonable, then it is important to note that analysis
suggests traffic volume increasing by more than 200% at two intersections on 141st Street (85 to 194) during morning
peak hour; and around 190% at two intersections on 141st Street (157 to 303) during evening peak hour. This increase
in traffic volume will have significant impact on safety of Saddle Creek residents as well as will impact adjacent roadway
system.
I request you to share these concerns and objections with the City of Carmel Plan Commission for their consideration
and discussion either at the July 21st meeting or any subsequent meetings.
Thank you!
Neil Shah
2073 Mustang Chase Drive
Carmel, IN 46074
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