HomeMy WebLinkAboutLetters Opposed
,..,'!':::t;?~-...
@~ (j!/~
/1703 Dubarry Ct.
CarmellN 46033
317-848-3535
_1_, r-;'--'-..
. ' 1<:")",
/ ~ ~ '\;;\
( 1//11/ ~ '~
\ -\ Do, ;t?~ F--I
\.- \ <<:::'8 ;---.J
\: >, /(~:1
'~,< ">~., -<<!:;/
... I I r-'----,-I\ \./
''-.L....!2J..J_/''.
.......................................................
April 26, 2002
Kate Weese
City Engineer
One Civic Square
Carmel Indiana 46032
Dear Ms. Weese,
I have vital public safety concerns as a result of a new development called
"Townhomes of Hazel Dell". I live in the Brighton Woods sub-division,
which has its entrance directly across from this proposed development. As I
understand the plan, the developer intends to build 87 town homes on a
23.95 acre site. These town homes would have their primary ingress and
egress from a new curb cut directly across from the current entrance into
Brighton Woods. It is currently challenging to enter Brighton Woods at
rush hour times. There is no "left turn lane" into Brighton Woods when
you are traveling south on Hazel Dell. You need to fit your car into the
opening between the north and south bound traffic and hope that nobody
else wants to turn. You will have the same problem for the people waiting
to turn left from northbound Hazel Dell into their new development. This
will be a major safety issue. Can you guess how many people will be "rear
ended" while waiting to turn left in the "high speed" lanes of Hazel Dell.
As you know Hazel Dell is posted for 40 mile an hour speed limit. The
reality is that traffic normally travels much faster than the posted limit.
With traffic flowing at speeds in excess of 50 miles per hour, can you
envision the scene when they look ahead and see a car stopped and they are
unable to get out of their way? I think I can and it doesn't look very pretty.
Left hand turns lanes in the mediam are a must when this new project
comes on line. Thank you for taking the time to listen to my concerns on
this project. I do appreciate the work that you and your colleagues do for
all of us in the City of Carmel.
Sincerely, ~
i1::heridan
--,.
Cc: Mike McBride
Jon Dobosiewicz/
Hancock. Ramona B
From:
Sent:
To:
Cc:
Subject:
Ldarch@aol.com
Tuesday, April 23, 2002 10:06 AM
rhancock@cLcarmel.in.us
Ldarch@aol.com
Townhomes at Hazel Dell
Carmel Clay Planning Commission,
We are writing to express our strong objection to the "Town Homes at Hazel
Dell" project. While we are concerned about the density of houses in the
proposed development and the fact that they are so dissimilar to other houses
in the area, our major concern is the appearance of the units and it's effect
on the people living in Lake Forest. Having to look at thousands of feet of
30 foot high vinyl, grills, toys and other stored items will be very
unpleasant for many residents. This negative appearance will also diminish
the appeal of our subdivision to potential buyers of homes in the area.
We are unable to attend the meeting on April 23, but we hope this memo will
be presented to the board for their review.
Thanks for your consideration.
Dawn and Lance Archer
5240 Edward Court
Wayland Archer
11618 Rose Court
1
(j)
Hancock. Ramona B
From:
Sent:
To:
Subject:
dungnngoc@msn.com
Tuesday, April 23, 200212:32 AM
rhancock@ci.carmel.in.us
Town Homes at Hazel Dell
I Dung Pham and BichNgoc Ta have just bought a home in Lake Forest.
We want the developer to know that we Strongly oppose this
developement. If we had known thaat there was any developement in
Lake Forest, then we would have bougth the property. Please stop this
developement. Thank You.
Dung Pham/BichNgoc Ta
1
Hancock. Ramona B
From:
Sent:
To:
Subject:
Gary Lawrence [glawrence@indy.rr.com]
Tuesday, April 23, 20022:51 PM
rhancock@ci.carmel.in.us
Opposition to the "Town Homes at Hazel Dell"
~
Blank Bkgrd.gif
To the members of the Carmel. Clay Plan Commission:
As a resident and home owner at 11685 Forest Park Lane (Lake Forest sub-division), we speak in
opposition to the proposed "Town Homes at Hazel Dell" project currently seeking approval from the
Carmel/Clay Planning Commission. Our opposition consists of the following points:
1. The proposed density of the buildings exceeds the normal density allowed for by the Planning
Commission.
2. The stark, high-rise nature of the multiple buildings planned for this unusually shaped parcel of
land, is totally foreign to the existing one and two-story residences in the immediate area.
3. The planned structures will have a minimal amount of "Green space" and will be extremely close to
the high traffic area of Hazel Dell.
4. Even with the planned compromises offered by the builder, with regards to landscaping additions,
the view by Lake Forest Residents to the east will be totally blocked by the high structures in this
planned development.
5. With no entrance to the "Town Homes" from northbound traffic on Hazel Dell, traffic will be forced
to go to the next available cross lane and attempt to u-turn onto southbound Hazel Dell. Since there
is no turn lane for this northbound traffic, delays with turning vehicles will be imminent and the
likelihood for traffic accidents increased dramatically.
6. The property values for homes in the Lake Forest sub-division will, in aI/likelihood, decline.
7. The planned streets for this community seem to be totally inadequate for trash removal, school
buses, emergency vehicles and the like.
8. The planned purchase price for these "Town Homes" will attract "first-time" home buyers, young
families with children and "empty-nesters", yet no provisions are being made for playground
equipment.
9. There appears to be a potential parking problem with these high-density units and the possibility
exists for illegal parking (into the Lake Forest sub-division).
10. The traffic flow doesn't seem to have been a consideration of the builders at all. With the
potential for another 250 vehicles in this already highly congested traffic area, further delays and
probable accidents seem imminent.
We strongly urge the Planning Commission to consider the many arguments that have been raised
for this development and refuse to grant approval to go forward with this controversial project.
Thank you for your consideration.
Sincerely,
Gary & Jane Lawrence
11685 Forest Park Lane
Lake Forest sub-division
1
Hancock. Ramona B
From:
Sent:
To:
Subject:
NORMAN MATHIEU [NORMMATHIEU@email.msn.com]
Monday, April 22, 2002 5:01 PM
rhancock@ci.carmel.in.us
Hazel Dell Townhomes (Docket 150159-01 PP)
To: Plan Commission Members
From: Norm Mathieu
Re: Town Homes at Hazel Dell
Date April: 22, 2003
I have reviewed Mr. Rioux's letter of 4-16-02 and would like to comment on each item in his letter as follows:
LAND PLAN
Look at the plan. Find the spot where The Platinum alley is right against the Lake Forest property line. The alley that is
to be built on our property line
encroaches on Lake Forest property and is right across the street from me (Lot 47). This will be cosmetically unappealing
to Lake Forest residences
and will cause financial damage to me and my neighbors.
PRODUCT
Mr Rioux's multi family homes do not meet the land's current R-2 zoning, are too big to squeeze on the land in question.
Please don't change the rules after the fact! It was R-2 when I bought my property, It was R-2 when Mr Stout bought his
property, It was R-2 when Mr. Rioux began to plan to change the rules. Please do not help him!
FINANCIAL CONCESSIONS
None of these concessions help me. They are rewards for the people that did not oppose him or are things he needs to
make a saleable product.
NORTH VS SOUTH
Mr Rioux appears to have feelings for the 27 homes that abut against his property to the north. In reality he is rewarding
the people who endorsed his plan. They should have no say in this matter because they won't see these buildings. Their
neighbors across the street from them will see the buildings towering above the Lake in their backyards and are against
this project. The endorsement recieved from the handful of people on the north is a selfish one.
We only pass through this life one time. I will be able to hold my head up high when this is all over regardless of the
outcome. This contractor will be in and out of our lives very quickly. The buildings will remain for ever. Please
remember the Golden Rule and vote accordingly.
Thank You
Norm Mathieu
1
~
. . \
/,/'
~
~~((:rs1n~~.'Ffll
API? i/~0~
DOcS
April 22, 2002
r--
l.._\
, ,
To:
Carmel Clay Plan Commission
"-
<:... .1_;'
From:
William B. Doron
11761 Lake Forest Pkwy.
Carmel, IN 46033
Subject:
DOCKET NO. 159-01 PP - THE TOWNHOMES AT HAZELDELL
The Sub-Division Committee meeting of April 8,2002 did not lend itself to any rebuttal
of Mr. Rioux's several statements concerning the proposed development. It would,
therefore, be much appreciated if the Plan Commission would give their consideration to
the following:
1. Mr. Rioux contends that the previous 36 single family homes proposed
by a previous developer was completely rejected by Lake Forest
residents. This is not accurate. In May 2000, a community wide
meeting was called to respond to the previous developer's request for
an easement across Lake Forest property. Given the need for a speedy
response the meeting was called on short notice and occurred on
Mothers Day. About 80 people did attend and the vote indicated
roughly an even split, 50% in favor of the developer and 50% against.
However, the number in attendance did not constitute a quorum and
could not qualify for the record.
2. Mr. Rioux made deprecating reference to the alternative of single
family dwellings. He painted a picture of marginal housing 10' apart
with unattractive elevations in the same price range as the units he
plans to develop. There are several communities in Carmel, presently
under construction in this price range, that are attractive and appealing.
In addition, there are many homes in Lake Forest, as well as in the
Waterford and Enclave subdivisions, that have less than 10' between
homes that are perfectly satisfactory in terms of aesthetics and
convenience.
3. Mr. Rioux continues to also paint a glowing description of the brick
f~ade on the front of the units which may be appealing to motorists
driving by on Hazel Dell but the Lake Forest residents will still be
"stuck" with a permanent view of the vinyl backs. I recently visited
the new Lowe's store at 146th Street and Meridian which has brick on
all four sides as well as brick enclosures for carts, etc. I can only
assume this was a requirement placed upon the developer by the Plan
Commission in consideration of the neighboring communities. Should
not these same requirements be applied to this development along with
a two story height limitation?
To paraphrase one of the speakers at the April 8th meeting, this developer bought a slow
horse and is now looking to the Plan Commission to legislate it into winning the race. In
other words, he bought a piece of marginal property at a bargain price and is now looking
to the Plan Commission to help him maximize his profit at the expense ofms neighbors.
Thank you for your consideration.
/" .J.
*
~~rE;r~1WL~rg;
APR 22 2002
DOcS
TO:
CarmeVClay Plan Commission
April 22, 2002
FROM:
William B. Doron
SUBJECT: Docket No. 159-01 PP - THE TOWNHOMES AT HAZELDELL
The April 8th Sub-Division Committee meeting on the subject application developed
several important issues that merit further study by the full Commission. It is sincerely
hoped that you will continue to give these factors priority emphasis:
1. The number of code waivers requested by this developer certainly qualify as a
zoning change rather than waivers under current zoning standards.
2. The matter of 20 buildings with as many as 7 dwelling units in each building and
under one roof can hardly be defined as R-2 single family detached dwellings.
3. Would not the Plan Commission be opening a ''Pandora's Box" for future
developers if this application, as presently submitted, is approved under R-2
zomng.
Thank you for your continued consideration of these important issues.
William B. Doron
11761 Lake Forest Parkway
CarmeL IN 46033
818-9930
~
A !fiJ~rc~11~'f]rQJ
PR 22 200.?
April 22, 2002 DoCS '..
To: Cannel Clay Plan Commission
From: Jeanne M Doron
Subject: DOCKET NO. 159-01 PP - THE TOWNHOMES AT HAZELDELL
Once we get past building height, line of site, building materials, green space,
ingress/egress, we get to the heart of the matter and the most critical issue of all, i. e, does
this development meet the requirements ofR-2 zoning - single family, detached
dwellings? Clearly, it does!!!!!:
Referring to the Carmel/Clay Plan Commission Sub-Division Committee, Department
Report dated March 5, 2002, this report confirms the subject property is currently zoned
R-2. It further states "The applicant is proposing 4-5 & 6 unit single-family attached
Housing type." I would add that as of 4/16/02, the plat has been revised to include at least
one 7 unit building.
Although this development plan received a 4 to 1 positive vote at the Sub-Division
Committee meeting on April 8, the Plan Commission has an obligation to clarify the
zoning issue before final approval. Since it does not conform to R-2 zoning, the
developer should be required to file for an appropriate zoning change before further
consideration by the Plan Commission.
To allow this defacto rezoning to go forward is a big mistake.
Jeanne M. Doron
11761 Lake Forest Pkwy.
Carmel, IN 46033
Plan Commission Member:
My name is Vince Welch. My wife and I, and our three children live at 12417
Springbrooke Run. Our home is in the Brookfield sub-division at Waterstone. You are
likely very familiar with our neighborhood considering the frequency of appearances we
have all been making in front of your board the last two-and-a-halfyears.
Believe me, we are all as anxious to quit bothering you as you are to have us stop
cluttering your meeting agenda.
On Tuesday, April 23, 2002 you will be voting on the Town Homes at Hazel Dell.
Through the last 30 months we have dealt with a variety of proposals concerning this land.
The Town Homes at Hazel Dell is far and away the most satisfYing plan.
Unlike the previous developer (Mark Stoudt), this current developer (Paul Rioux) has
heard our concerns and worked around them. Mr. Rioux has made many concessions
including additional brick on the townhomes (to appease those to the south), not to
mention his agreement to leave the northend land undeveloped.
Mr. Rioux has gone above and beyond to accommodate. He has shown us that he truly
cares about the neighbors ofhis development.
Is this a perfect scenario for this piece of land? No, of course not. The perfect scenario
would be for this to remain undeveloped, but we all know this will not be the case.
Simply put, this is the best opportunity fur us all to be "most pleased".
You have shown great patience on this issue, and for that you should be applauded. We
do appreciate your efforts. I just want you to know that we are all ready fur this issue to
be settled, and it can be with your approval Tuesday.
We support the Town Homes at Hazel Dell, and hope that you will too.
{~Jl
844-9154
~ ~
~~ \f'
IS/ ~~ ~ ,\\
II\'~,I AnD -(Q~~~1tJ \\:.~-\
Tt, 1)1) !Y/ \...J
["" ~~ 2(}al) I 'J'
I. ~ DO"e> ~ L.
,,~ " lJ~ /'--;
. ~ ..{':;
\/~ /<("'/
",~i ~~~~ <('\>~~/
",.; r"'?',,';.,~.,/
'-..."'-!';"'.l;I.l_~>'
Hancock. Ramona B
From:
Sent:
To:
Subject:
ElySonia@aol.com
Monday, April 22, 2002 10:27 PM
rhancock@ci.carmel.in.us
(no subject)
WE LIVE ON EDWARD CT. ACROSS FROM THE TOWN HOMES AT HAZEL DELL. IF THESE ARE
BUILT WE AT LAKE FOREST WILL BE INUNDATED WITH CHIDREN RIDING BIKES ACROSS
OUR LAWNS,AND ADULTS JOGGING ALL OVER OUR STREETS. WE MOVED HERE FOR PRIVACY
AND PEACE AND QUIET. NOW ALL THIS WILL CHANGE, BESIDES LOWERING OUR PROPERTY
VALUES. PLEASE DO NOT APPROVE THIS CONSTUCTION; IT WILL CHANGE OUR WAY OF
LIFE. WE ARE OVER 70 YEARS OF AGE AND VALUE OUR PRIVACY. THANK YOU; THE
ELLlSONS.
1
18 April 2002
Carmel Plan Commission
1 Civic Square
Carmel, IN 46032
re: Docket No. 45-02 DP Amend ADLS Amend. Approval of a building and parking field
expansions of the former Lilly Industries Building.
Sirs:
I would request that no further building be permitted unless effort is make to quiet the
unnecessary noise that is made by the existing air conditioning unit.
The noise has caused a significant reduction in property values in the residential housing
development (The Reserve) adjacent to the building. Previous feeble efforts to correct the
problem have been unsuccessful. I fear that a major modification is necessary.
I am sorry that I will be out of town and unable to attend the Plan Commission meeting.
~~N~
Charles H. Helmen (Resident homeowner in The Reserve)
394 Ventana Court
Indianapolis IN 46290
/,
l
t-i
I'~-:-i
\.-..
l-.~J
\/-\
\ .,
'\().,
'<. -,..-
..... -',
-...:.........' i .
~
f-_,<<-,,'C":=
':i'....J
-_.~. .
':( 22
DOCS
..
Hancock, Ramona B
From:
Sent:
To:
Cc:
Subject:
LBrazus [Lbrazus@email.msn.com]
Sunday, April 21, 2002 1 :25 PM
rhancock@cLcarmel.in.us
BilLBrooks@dwainc.com; pskiles@dellepro.com
Townhomes @ Hazel Dell
Please deliver a copy of this email to
every
P I ann i n g Com m i s s ion M e m b e r.
Sunday, April 21, 2002
To: Planning Commission Members
1. Lake Forest Resident Preference for alternate development of the
property:
Most of the Lake Forest Homeowners attending the April 9 Subdivision
Committee meeting were caught off guard when the committee chairman asked
for a show of hands on alternate uses for the property being proposed for
the Townhomes of Hazel Dell.
I personally believe that most Lake Forest homeowners would be glad to
settle for single story homes.
My reason is that most of the Lake Forest homes closest to the Townhomes of
Hazel Dell are single story ranch type houses on relatively small lots.
Specifically, there are 66 single story houses between Lake Forest Parkway
and the Townhomes @ Hazel Dell (includes the 5 lots directly south of the
large lake Forest lake). Therefore these homeowners would see nothing
different in the "Hazel Dell" development of single story homes than they
would driving around their section of lake Forest.
The majority of the remaining 80 homes in lake Forest are 2 story houses on
slightly larger (on average) lots. So, I don't understand why the lake
Forest homeowners would object to seeing 2 story houses should they be built
on the "Hazel Dell" parcel.
2. Platinum Properties' assertion on $140,000 single story homes on 50 ft.
lots is unrealistically understated:
Mr. Paul Rioux has stated several times that the only feasible alternative
plan to the townhomes is single story homes on 50 foot lots that would sell
for only $140,000.
Actual property values in lake Forest prove his statement to be an
unrealistically low-ball premise.
Many of the single story houses in lake Forest are built on 60 foot lots and
many of these homes have realistic market values ranging from $190,000 to
$250,000 as 8 to 10 year-old structures. New home construction prices for
similar houses and lots in lake Forest could range from $225,000 to
$300,000. Quality of the structure - not lot size - is the relative prime
driver of sale price.
1
... .
The economic example is: 10 houses on 50 ft. lots at $140,000 each is a
gross revenue of $1.4 million. But 8 houses on 60 ft lots (using the same
total area as the 10 houses on 50 ft. lots) selling at $250,000 average
price would be a gross revenue of $2.0 million.
The 60 ft. lot size example would therefore generate an additional $600,000
gross revenue.
There should be no reason why the "Hazel Dell" property could not support
housing values similar to those of Lake Forest.
3. Thank you very much for your consideration of these and past
recommendations.
Very truly yours,
Leonard L. Brazus
5251 Pursel Lane
582 - 0838
Lake Forest Resident (single story house, just 3 lots away from the
Townhomes project)
2
April 19, 2002
Carmel/Clay Plan Commission
Dear Ms. Anderson
~/<: '>.> --,-~--,..<,
/:.'.>,.)....>
~'// ~~ ~
~.'.J ,{1'/1 ~ h
~~. lbc.o ;t?~ L--:j
'\ u )'"
/ /'-,./
, ,,9 ;\\<:'b
I It I -rt
My name is Patricia Skiles. I've lived in the Lake Forest development for over eight '
years. My home is located directly across from the fence. I've been active in our
community in getting residents together to discuss the proposed "Town Homes at Hazel
Dell" development and its impact on our community as well as surrounding communities.
As my neighbors have attended these meetings the following concerns have arisen in
regards to the "Town Homes at Hazel Dell':
Density of units
Disparity of green space
Large number of waivers to fit the product to the land site and zone restrictions
Incongruence of the product design with the surrounding single family homes
I personally feel this land site is a challenging property to develop within the confines of
an R-2 single family zoning. If development is the only choice for this land, I suggest the
communities of "Brookshire Village" and "The Enclave at Carmel" may represent one of
many examples of alternate types ofR-2 single family product development for this
proposed site. These types of developments offer win-win situations for the residents, the
developer and the City of Carmel.
I thank all the Plan Commission members for their careful and thorough review of this
proposed development. Your questions and suggestions to the Mr. Rioux and to City staff
have created a meaningful dialogue among all parties. I especially thank Mr. Houck and
the Fire Department Services for answering my questions in regards to fire safety.
In conclusion, I strongly oppose the Town Homes at Hazel Dell and I respectfully request
1i=~tion forwIDvers
Patricia Skiles
5276 Edward Court
Carmel Indiana 46033
Hancock. Ramona B
From:
Sent:
To:
Subject:
Paul A. Gilley [pgilleyt@voyager.net]
Friday, April 19, 2002 3:03 PM
RHancock@Ci.carmel.in.us
Hazel Delli Multi family units
Terri Gilley
11705 Forest Park Lane
Carmel, IN 46033
317.582.0232
04/19/02
Carmel/Clay Planning Commission,
I understand Mr. Roe has completed his revised version of the Hazel Dell Multi Family project. It
upset me to hear the committee to say at the planning commission committee meeting that they
would not want this project in their back yard and then vote for it to be put in my back yard!!!
The land is zonedR2 and it should be used for R2- Single family homes not wavered to suit Multi
family townhouses. If you waver this plan and set the precedent for this kind of change, what will the
rest of Hazel Dell look like in 3 years? What kind of future does our neighborhood have if you are
going to approve this townhouse project and all the future townhomes that this one sets the
precedent for? Six homes are for sale on my street already!
You can stop this mistake. Please do not vote yes to the Hazel Dell town home project. Its a
zoning atrocity with a sad future for all of Hazel Dell Parkway.
An Outraged Lake Forest Homeowner thinking to sell also!
Terri Gilley
1
L
Hancock. Ramona B
From:
Sent:
To:
Subject:
NORMAN MATHIEU [NORMMATHIEU@email.msn.com]
Friday, April 19, 2002 5:21 PM
rhancock@ci.carmel.in.us
Docket 159-01 PP Townhomes@ HazelDell
Dear Plan Commission Members
We didn't move to beautiful Lake Forest so we could live in the
shadows of jam-packed tall buildings.
You know in your heart of hearts that this is a bad idea: too tall, too
many, on a totally bad location.
The only area supporters of this Rioux plan made a deal to support him
if he did not build near them on the north six acres.
Now, thats an honorable reason to proceed isn't it?
Everyone you talk to in Carmel is grumbling about the traffic and the
disappearing ambient that attracted them to move here in the first place.
Please say no to the Rioux proposal !
Barbara and Kenneth Cooke
5264 Pursel Street
1
Hancock. Ramona B
From:
Sent:
To:
Subject:
BECecil@aol.com
Friday, April 19, 2002 3:52 PM
RHancock@ci.carmel.in.us
Towne Homes of Hazeldale
April 19, 2002
Dear Mr. Hancock,
Carmel/Clay Planning Commision
I understand that Mr. Reo has come back with another plan. He is removing four (4) of the buildings.
While that is admirable on his part, I would still like for you reconsider this new proposal. This area is zoned for single
family. I understand that in order for the townhouse to be built, multiple waivers must be approved. I wonder what
precedent this sets. I do not think he should be allowed to. If anything must be done with this property, then why not
green space or something of that nature. Everywhere you look now there more trees being cut down and buildings going
up. Must every piece of land be covered? We need green spaces for the betterment of all our lives.
On my part of the street there are already six (6) homes up for sale. There are only about eighteen homes on this street.
I bought my home planning to retire here. This is a quiet, relaxed and ecological neighborhood. Regardless of what is
said about the traffic, noise and light pollution, I do not how these townhouses can do anything but create more of the
afore mention. Therefore I am pleading with you to please not let this happen. Not only is my home in jeopardy, but my
way of life and even my health are at risk.
Thanking you for listening and hoping you will rethink this issue.
Sincerely,
Betty Cecil
11702 Forest Park Lane
Carmel IN 46033
Lot # 70
Would you please see that all members of the Plan Commission gets a copy. If I had all of their names & e-mail
addresses, I would do it myself.
Thanking you again .
1
~.
..
u
u
Hancock, Ramona B
To:
Subject:
molly. m.smith@delphiauto.com
RE: Carmel Planning Commission: Support for Townhomes at Hazel Dell
Molly Smith:
Your letter will be distributed to ALL Commission members.
Ramona Hancock
My name is Molly Smith and I live at 5230 Lake Point, Carmel, IN 46033.
First, I would like to thank you for your time and all that you do with the
Carmel Planning Commission. I realize that it is time consuming for you and that
it is difficult to work through many of these proposals. As a member of the
Carmel Community, I really appreciate that there is an organized group to
consider such proposals because I realize it can only benefit the community to
have such a governing body. Over the last two years of attending Carmel Planning
Commission meetings to show my disapproval of Mark Stout's development, I have
learned a great deal about how much you all do for the community. The Carmel
Planning Commission is doing a great service to the community because without
your leadership Carmel would not be the "pearl" of Central Indiana that it is
today.
This message is also to show my support for Paul Rioux of Platinum Properties
with his proposal of Townhomes on Hazel Dell Parkway. At first glance the
Townhomes may not have seemed like the best idea. However, when you look at this
awkward, narrow piece of land Townhomes seem to be a nice fit. Currently, the
land looks somewhat abandoned because of the high grass and visible dirt. There
are nice trees along the sidewalk on Hazel Dell, but the land behind those trees
looks somewhat desolate. Here are a few items that I would hope you will
consider:
Willingness of Paul Rioux to work with the community and concessions he has
made for the planning commission and concerned neighbors.
People are probably more willing to buy a condominium on that land than a
home because many homeowners buy for their children to have an area to play,
etc. This property is so close to Hazel Dell Parkway is not conducive to that
environment.
What is appropriate for this awkward piece of land - would opponents rather
it be a strip mall with restaurants, etc. - I would not. This land is two
miles from Keystone Avenue and two miles from commercial activity in Fishers.
There is sufficient convenience type facilities such as a pharmacy, grocery,
restaurants and strip mall types of businesses.
The proposed property aesthetics and architectural elements have been
adjusted by Rioux as requested by opponents and planning commission members.
Very similar to what is being constructed in Carmel's "Renovated Downtown
Showcase area."
This land has minimal impact on surrounding neighbors. For example, Lake
Forest residents on the west side of the development have a road, berm and
fence in between their homes and the proposed development. The Brighton Woods
residents on the east side of the development have a road, median and another
road in between the proposed development and their homes.
Thank your for allowing me the opportunity to express my opinion and I hope you
1
~rg~
APR 'f€.fr!~(g
18 2002
DOcs
will consider this in your thought pgess.
Best Regards,
Molly M. Smith
5230 Lake Point Drive
Carmel, IN 46033
317-571-8695
o
2
Hancock. Ramona B
From:
Sent:
To:
Cc:
Subject:
Todd Smith [tsmith@integrator.com]
Thursday, April 18, 200210:32 AM
banker@netdirect.net
rhancock@ci.carmel.in.us
Support for Townhomes at Hazel Dell
This email is in reference to the proposed development of the land west of Hazeldell Road and east and north of Lake
Forest subdivision.
I live at 5230 Lake Point Drive which borders this property to the south and therefore, I am very concerned with this
development. I have been involved in this development for the last 2 years. My wife and I have donated numerous hours of
our time, not to mention a considerable amount of money towards an attorney to help fight the initial plan proposed by
Mark Stout. We felt very strongly that Mr. Stout's proposal was not appropriate for that site or for Carmel's high standards.
Paul Rioux's plan for townhomes on that property seem to fit as well as anything can for that piece of land. I have been
very pleased by Mr. Rioux's willingness to listen to not only our concerns, but the concerns of the neighbors who are
against this project. He has made several concessions to the original plan and I feel that this plan should go through.
I am well aware of some of my neighbors who are against this latest proposal. I would ask you to look at their location to
the proposed development. They have a street, a berm and a tall fence to separate them from this property. Also, most of
the houses do not even face that direction. There is only one property owner in Lake Forest whose land borders this
proposed development.
The townhomes look great over in the city and will look great on Hazel Dell as well. They will add character to Hazel Dell
and will not be the eyesore that it is today.
Thanks for you time.
Regards,
----1\::)\jI ;;-~
#Y"""'----""'I' (;
~) >- '~~"Z. /~
c,J(' ~~~ \\
;:\ APR 18 2OO2J ~
~~ DOCS iF,
(:~ ;/::~"
" I Jrr,",~~- _ . ---<^\ >~
"- /('~:! I T~\ \.---
~,~L~
Todd Smith
1
u
u
tJ
~.
4-12-02
WJ~:~iE:~~~'l~~
r; ;-;; i 1\ ~. ,.
", I. ~,'- ,.
RE: Town Homes at Hazel Dell
DOCS
Plan Commission Member:
We would like to again take this opportunity to express support for the proposed
Townhomes at Hazel Dell (docket 159-01PP). In anticipation of the 4/23/02 commission
meeting, we would like you to consider the following 5 points:
1. This development should not have been sent back to subcommittee. Since the
notification was properly done, the original 4-1 approval should be taken into
consideration.
2. The supporters of this development include the VAST majority of the actual
ADJACENT landowners - opposition is considerably distant from the
development and has been offered more than adequate buffering.
3. The developer has made a further commitment for density reduction by
eliminating 2 buildings (10 units) at a cost of almost $2 million in order to
appease the Lake Forest opposition. To date, the density has been reduced by
over 20% and is well within reasonable levels.
4. It was evident from the 4/9/02 meeting that the opposition is not against the
townhomes but rather ANY development. We have always recognized that
the property will be developed. We have followed almost 3 years of very
poorly designed alternatives and know of several more potential
developments that would definitely not be up to the standards of Carmel. As
a result, we support the current proposal as the best alternative.
5. Townhome appearance on Hazel Dell was raised - it should be noted that
Hazel Dell is a conglomerate of structures: water facilities, sewage treatment
plant, quarry, commercial/professional, school, church, etc. Appearance of a
different facade is NOT a legitimate issue. To the contrary, the townhome
facades proposed are a good addition to the area.
Please consider these points and approve the development as proposed, as enough
analysis has been completed to assure the best available alternative is now before you.
Respectfully yours,
Michael and Suzanne Zervic
12421 Springbrooke Run
Carmel, IN 46033
(317) 815-1320
April 2, 2002
Carmel/Clay Plan Commission
Carmel City Hall
One Civic Square
Carmel, In 46032
'.
,~
b ::::.:c;,';JjJ;
c> fJJffJ
o #'- {Jj
Cr.I ......,!JtJ!....),..
f.~ ~ 7fA
,-~ flJiiJ
,,~..,)~
'''':;'~
Attention: Ramona Hancock
Re: Docket No. 1159-01PP; The Townhomes at Hazel Dell
Dear Members of the Carmel/Clay Plan Commission:
I am current resident of Lake Forest and I am against the subject 3 story-
Multi - Family - Townhomes for the following reasons:
1. Large three story buildings are not in harmony with the adjacent
single story neighboring homes
2. The density of the proposed development is too high.
3. The traffic from the proposed Townhomes will be a problem on Hazel
Dell Parkway.
4. The proposed private streets & alleys are too narrow for emergency
and service vehicles.
5. The land is too narrow to support these large buildings.
Please vote against the five waivers on the proposed Townhomes at Hazel Dell.
Thank you for your consideration.
Sincerely
~("O ~ c;;;:-
Jl-O~ c)~~d-
1.
"t
!
,
!
lRl~t~~~!Q)
APH 2~J2
."--
af .tk e/~~/l'
, '?10 fA)
iJ,~
<C.
yo ~ IA.A
(
/~ It . n J OIc.J~r . "tl-e. de If. ~~t
. .
~T~ 2-?-n C>'re.l a k f2"> ce- ',..~-
~ .. , .
\J 6 oJ s
I
1-1
-ch 4,. f- 01
;'1i1l.. '"
Olu
b C(Jr~e I
r2- 'SD ~ /16 ~ r-
c.~VJ-y2 ~ /):A J.l-G () ?~
./ . -
~ ;;
Hancock, Ramona B
Subject:
Hynes94@aol.com
Monday, April 08, 2002 11 :46 AM
rhancock@ci.carmel.in.us
bjdoron@aol.com; mjseeman@aol.com; BiILBrooks@dwainc.com; Ibowling@indy.rr.com;
FEstr3186@aol.com
Plan Commission Docket No. 159-01
From:
Sent:
To:
Cc:
~,.~
.~. ";:';'~"~-."~:..
m
4-$'{)2 Letter to Carmel
Plan Cm. Ramona,
As we have done in the past, and pursuant to my conversation with Connie from your office this morning, we would
appreciate it if you could print the attached letter and distribute to the Plan Commission members prior to the Subdivision
Committee meeting on Tuesday night. Thanks for your help.
The Lake Forest Homeowners' Association Board of Directors
1
\
. r..
April 8, 2002
Carmel/Clay Plan Commission
Carmel City Hall
One Civic Square
Carmel, IN 46032
Re: Docket No. 159-01 PP; The Townhomes at Hazel Dell
Dear Members of the Carmel/Clay Plan Commission:
The Lake Forest Homeowners' Association Board of Directors does not support any
residential or commercial development on the parcel of land directly east and/or north of
the Lake Forest subdivision, including any prior or current proposals before the
Carmel/Clay Plan Commission. Further, consistent with Mayor Brainard's comments at
the Lake Forest Homeowners' Association annual meeting on March 21,2002,
representatives ofthe Lake Forest Homeowners' Association Board of Directors plan to
meet (initial meeting to be held on April 26th) with the Mayor to further discuss the
possibility for the City of Carmel to acquire this land for green space.
Sincerely,
The Lake Forest Homeowners' Association Board of Directors
April 2, 2002
CarmeVClay Plan Commission
Carmel City Hall
One Civic Square
Carmel, In 46032
~
~~~\E,~~g[g
APR 4 2002
DOCS
Attention: Ramona Hancock
Re: Docket No. 1159-01PP; The Townhomes at Hazel Dell
Dear Members of the CarmeVClay Plan Commission:
I am current resident of Lake Forest and I am against the subject 3 story.
Multi - Family. Townhomes for the following reasons:
1. Large three story buildings are not in harmony with the adjacent
single story neighboring homes
2. The density of the proposed development is too high.
3. The traffic from the proposed Townhomes will be a problem on Hazel
Dell Parkway.
4. The proposed private streets & alleys are too narrow for emergency
service vehicles.
5. The land is too narrow to support these large buildings.
Please vote against the proposed Townhomes at Hazel Dell and waivers. Thank. you for
your consideration.
Sincerely
~~
April 2, 2002
~
~~~I~~W~~
APR 4 2002
DOCS
Cannel/Clay Plan Commission
Cannel City Hall
One Civic Square
Cannel, IN 46032
Attention: Ramona Hancock
Re: Docket No. 1159-01PP; the Townhomes at Hazel Dell Parkway
.Deai Members anile Cartfie1/Clay-PlanC6tnmtssibn~
I am current resident of Lake Forest, lot 91 and I am opposing very strongly the
subject of Multi-Family- Townhomes.
1. It will ruin the aesthetics of Hazel Dell Parkway Drive.
2. When I purchased my home in 1995, I was not expecting three story
Townhomes will occupy adjacent to our homes. It devalues my property and
aesthetics of the area.
3. Even if this was not an area of single family homes, Multi-Family-
Townhomes do not belong on that narrow strip of land. They will have to be
packed so tightly they will resemble a public housing project. They are
completely out of character for this area.
4. City of Cannel should purchase this piece of land and should preserve Hazel
Dell Parkway and the City of Carmel's aesthetics. Hazel Dell Parkway is one
of the nicest drives in whole City of Cannel.
I am strongly against the proposed Townhomes at Hazel Dell Parkway. I feel it
is not just my home area but our whole city of Cannel is at stake.
Sincerely,
~Y!~
Insuk K. Lyon . .
, ,
City of Carmel
April 4, 2002
TO: Carmel Plan Commission
City Hall
One Civic Square
Carmel, IN 46032
SUBJECT:
T ownhomes of Hazel Dell
Commission Members:
It is my considered opinion that waiving the requirement for six feet of separation between units,
thereby creating single family attached use that is not permitted under R,2 zoning, is contrary to
the intent of our Residential Open Space Ordinance.
In essence, this constitutes de facto rezoning, and as such, should be denied by the Plan
Commission. Should petitioner wish to pursue his primary plat, he should refile, requesting
appropriate rezoning, thereby incurring consideration/recommendation by the Plan Commission.
Ultimate determination would then be made by the City Council.
Thank you for your consideration.
Very truly yours,
?f~u:~~
Carmel City Council
District 4
ONE CIVIC SQUARE
CARMEL, INDIANA 46032
317/571-2400
'f'
i;
~
To: Carmel Planning Commission
Reference; The Town Homes at Hazel Del
/N!/~ tt
~ {)!l;:;/0/~!)!"t
4AJ? . ''''1<:;)' !'il~
L! ' .' ,I; ''''~0il
'1 I ' ~!y
5 }"h
Docs ',:/1;2
I am not opposing new development. However, I don't see why the city has
to make variances on city code for the developer to squeeze in 97 three-story
town homes (next to single family subdivision) without amenities for the
residences, or the children that will be, living there.
Your most serious consideration to these future problems will be
appreciated.
Thank you,
Alegra Smith
5428 Pursel Lane
'e
It
~.
a.
~
'e
,
-.
t.
~.
t
et
e
4
41
):;.:.. ..-.;.;-;.;.;.~-.;. ~
-...".'-.
.1J1'
.e
,;
-
j
~
.~. A
~.
.,
April 2, 2002
Carmel/Clay Plan Commission
Carmel City Hall
One Civic Square
Carmel, In 46032
/~
A.
IDir?r;:;:,.-
1r11!rll)~r1\1V1rc=.r=:,7Y
.....-:::,yL......"I~/"r-'!y
APR 4 ;",
1~l.n/<4
DOCS
Attention: Ramona Hancock
Re: Docket No. 1159-01PP; The Townhomes at Hazel Dell
Dear Members of the Carmel/Clay Plan Commission:
I am current resident oiLake Forest and I am against the subject 3 story-
Multi - Family - Townhomes for the following reasons:
1. Large three story buildings are not in harmony with the adjacent
single story neighboring homes
2. The density ofthe proposed development is too high.
3. The traffic from the proposed Townhomes will be a problem on Hazel
Dell Parkway.
4. The proposed private streets & alleys are too narrow for emergency
service vehicles.
5. The land is too narrow to support these large buildings.
Please vote against the proposed ToWnhomes at Hazel Dell and waivers. Thank- you for
your consideration.
52 ~ 6 CJ:;w,(JK.,/) C-/-
i
1
CarmeVClay Plan Commission
Carmel City Hall
One Civic Square
Carmel, In 46032
~
~~!Gre~W~[Q)
APR A ?pl1?
,. ~Ji.L
DOCS
April 2, 2002
Attention: Ramona Hancock
Re: Docket No. 1159-01PP; The Townhomes at Hazel Dell
Dear Members of the CarmeVClay Plan Commission:
I am current resident of Lake Forest and I am against the subject 3 story-
Multi - Family - Townhomes for the following reasons:
1. Large three story buildings are not in harmony with the adjacent
single story neighboring homes
2. The density of the proposed development is too high.
3. The traffic from the proposed Townhomes will be a problem on Hazel
Dell Parkway.
4. The proposed private streets & alleys are too narrow for emergency
and service vehicles.
5. The land is too narrow to support these large buildings.
Please vote against the five waivers on the proposed Townhomes at Hazel Dell.
Thank you for your consideration.
Sincerely
Lo/-~~
5~'7 ~d(tUUl-
1
~ ....
flo. ~
317-846-6878
THE LINDSEY GROUP, INC.
317..581-0964 (Fax)
Carmel Plan Commission
Subdivision Committee
City Hall
1 Civic Square
Carmel, IN 46032
GDLindseyl@AOL.COM
,/...--0. \ iiiC)"I!l --L ,."
,.- \~,\j!!.LL- Cl.1.(,F;
f)'7~ ~
'-..i' ~ ,< \
(,':/1 tr>@~~~ \;\
I "'f ~~~c-, 1~1 \l.~ i
i ,~\ ~~ ~ ,t '!
":'.' ~\ ~N'c. I' ,
~\J" /;"'--/
\ \. ,/1.,
\ ;', /'l
\.. /", ./C "'i,'
" ,. ': "'-:-- .-_~\ . \- ....:~
'<,' i~' '~
,.~-:.,: i: t"~ j
April 3, 2002
RE: Townhomes of Hazel Dell
Committee Members:
I live in a development known as Brighton Woods, which is immediately across Hazel
Dell Parkway from the proposed development. I am very concerned regarding the
proposal for a number of reasons.
Let me first express my appreciation for the time and effort each of you have devoted and
continue to give to various considerations regarding this proposal.
My first concern is one regarding traffic safety. Should the project proceed, it is critical
that acceleration/deceleration lanes on Hazel Dell be provided as well as left turn lanes
for both north and southbound traffic.
While not knowledgeable regarding firefighting, I share the concerns expressed by Mr.
Kestner at the meeting reg~ding the ability of firefighting equipment to enter and
effectively combat a major fire in the development, particularly if a number of added
automobiles should be in the area for a social function.
The proximity of such density of tall buildings immediately adjacent to the Parkway
seems totally inconsistent with the surrounding neighborhoods and the Parkway itself
The community has made a substantial investment in landscaping the Parkway and it is a
development that appreciably beautifies the community as well as providing a needed
traffic artery.
Acceptance of the requested waivers essentially amounts to a re-zoning of the area and
sets a precedent for future such developments around the various quarries along the
Parkway.
In addition to area aesthetics there are many disconcerting elements associated with the
proposed density of in excess of 10 units per acre in the southern leg of the development
along Hazel Dell. Supposedly, the development will not appeal to or be used by families
with children. However, I am skeptical regarding that supposition and shudder to think
11795 Dubarry Court
Carmel, IN 46033
....
:I' .,
~..
of children being raised only a few feet from 40-50 mph freeway traffic. For resident
children and their families to have to travel 'l2 to % mile to access the "open area"
of the proposed development to access a playground is another concern. A likely
alternative will be for them to dash across the heavily traveled Hazel Dell to access
Founders Park.
As a neighbor, I would love to see the area "cleaned up" and perhaps to be a site for
homes more consistent with the other neighborhoods in the area. Objections by other
neighborhood associations seem to preclude home sites in the North and West sections of
the tract.
If an acceptable and sensible developmental proposal is not possible for the tract, perhaps
public ownership of the entire tract for use as a public park might be feasible. I would
hope that such an alternative might be investigated.
In summary, I request and will very much appreciate the Subdivision Committee's
rejection of the proposed waivers and not allowing the Townhomes of Hazel Dell project
to move ahead as proposed.
Thank you for your service and considerations.
s~~
G. Dean Lindsey, D.V.M.
Hancock, Ramona B
From:
Sent:
To:
Subject:
Jevack, Gerald [Gerald_Jevack@MCFA.COM]
Wednesday, April 03, 2002 7:59 AM
'RHancock@ci.carmel.in.us'
town home at hazeldel
the proposed developement of property at 116th and hazeldel parkway is not in the best interest or the
area or the city of CARMEL. CARMEL and LAKE FOREST sub-division has been developed as areas where
families could live and enjoy life without having to have multi-family structures placed in an area where
the normal size CARMEL home would not fit. Fifty foot lots with three story buildings does not fit into
the developement plan the city fathers keep saying they are fostering in order to.have one of INDIANA'S
best communities. the city developers told the community when hazldel parkway was being constructed
that there would be geen space and parks along the parkway. allowing the construction of the
hazeldel development has the city planners going back on their word.
WE STRONGLY APPOSE THE HAZELDEL DEVELOPMENT AND URGE ALL CITY OFFICIALS INVOLVED
IN THE APPROVAL PROCESS TO VOTE AGAINST IT.
GERALD G. JEVACK
VIRGINIA JEVACK
5255 FAYE CT
LAKE FOREST
CARMEL, INDIANA
1
/;>'jn:;~~')\
April 2, 2002 /;~:/i lPJ~~~N~@ \:.\
\ ,~ APR~. 2 2002 F~)
Dear Mr. Houck, \(..>., DOCS/~Y
\,.. \ \~ _/-( "..:.;
I'm writing to you in regard to the proposed Town Homes at Hazel Dell development. I'm a Lake For'e~t'>~);-'l--,...~_ /\<~>/
resident who has lived in Lake Forest since 1995. Our neighborhood is a wonderful place to live. I feel the''''':..LL I .~~,-C\/
Town Homes at Hazel Dell would be a radical departure from the home designs in the area. Therefore, I am
against the proposed development for the following reasons:
Density
Height
Plan Design
Fire Safety
Traffic
As I look at the latest design plan from Mr. Rioux at the March 2002 plan commission meeting, I have a
serious concern with fire safety issues. If you look at the map site, the homes along the Lake Forest fence
line are very close. The fire trucks need to be able to fight a fire adequately and thus move their vehicles
within the community quickly and safely. The Fire Marshall, Gary Hoyt has raised this very same concern
in a letter dated January 10,2002 to Mr. Lash. In addition, Kate Weese has raised a similar concern in her
letter dated January 8, 2002 to John Dobosiewcz. As I reviewed the documents from the City of Carmel, I
could see no evidence that these concerns were addressed in meetings or in letters from the City or Mr.
Lash or Mr. Rioux. I request you please bring the concern of fire safety up in your next subcommittee
meeting in April, 2002.
The Mayor attended our annual homeowners meeting on March 19,2002. At this meeting, he stated the
City would be interested in purchasing the land in question at the price Mark Stout purchased it. Our board
of directors for the Lake Forest community has sent a motion forth to have Jean Doron and Ann Estridge
(current Lake Forest board members) set up meetings with the Mayor and his staff to investigate this
proposal. We hope our board and the City of Carmel can provide alternative uses for this land.
Finally, our Lake Forest residents are not against development. Our ultimate goal would be to have this
land developed as a park. With meetings with the Mayor and his staff, we hope this alternative will occur.
However, we are realists and believe if development will eventually occur we want a community that
enhances our own as well as the City of Carmel and Hazel Dell Parkway. We consider the proposed Town
Homes at Hazel Dell to be incongruent with the surrounding neighborhood and poses serious questions of
density, overall height, fire safety. and traffic concerns. We seek your vote to oppose this development.
~: y 9u for y~c~side;:tion
K~~
5276 Edward Court
Carmel, Indiana 46033
April 2, 2002
~
/1 {R]~rcr~2Wl~~
APR" 2 2&72
DOCS
Dear Mr. Cremeans,
\ . \
I am writing to you in regards to the proposed Town Homes at Hazel Dell development. I'm a\I;a~eForest
resident and I am against this development. I have attended all the subcommittee meetings and pllm '--
commission meetings regarding this proposal. As you have commented in these meetings, this land i's\Teri -
difficult to develop, remonstrance has been well organized and thorough, and at the last plan commission
meeting in March 2002 you had great difficulty with your vote to recommend this proposal.
You have a tough job and as you have stated in the February 2002 subcommittee meeting "there should be
a way to develop the property with little impact on the surrounding area". I agree with you but feel the
Town Homes at Hazel Dell is not the development for this land. A fellow plan commission member, Ms.
Rice echo my view when she stated in the March 2002 meeting "it took several meetings and projects to
develop 96th and Westfield ... we should spend similar time and effort to find the best fit for this land along
Hazel Dell".
Another though for your consideration along these lines. The Town Homes project developed in West Clay
fits the surrounding area. In addition, it's only about 40-50 units compared with the proposed development
at Hazel Dell of up to 97 units. Mr. Rioux's development is double the size with additional density, wall
effect along Hazel Dell, as well as traffic and fire safety concerns. As Mr. Rioux has stated to the plan
commission and to me personally, it's not economic for me to develop an 85 or less unit development. So
Mr. Rioux is developing a massive 97 unit design to met his financial goals regards of how it fits into the
surrounding area.
Finally, at our annual homeowners meeting on March 19,2002, the Mayor was present and he stated he
would be interested in purchasing the land at the price Mark Stout purchased it. Our current board of
directors has sent a motion forth, to have Jean Doron and Ann Estridge (board members) set up meetings
with the Mayor and his staff to look into this alternative use of the land.
As I have attended these meetings, I've come to believe you are a fair and forward thinking man who wants
to ensure the communities that are developed in Carmel serve and enhance our City. I request you take
more time to look at alternative developments or uses for this land and vote against the Town Homes at
Hazel Dell development.
~u f~' ,e"dng on the b~",d ond tiling time to 'coo my lette'.
patricias~
5276 Edward Court
Carmel, Indiana 46033
April 2, 2002
/
CarmeVClay Plan Commission
Carmel City Hall
One Civic Square
Carmel, In 46032
~
~~t~~1Q)
~~\\ 1 L~?
ooes
._1
I
. -i
Attention: Ramona Hancock
Re: Docket No. 1159-01PP; The Townhomes at Hazel Dell
Dear Members of the CarmeVClay Plan Commission:
I am current resident of Lake Forest and I am against the subject 3 story-
Multi - Family - Townhomes for the following reasons:
1. Large three story buildings are not in harmony with the adjacent
single story neighboring homes
2. The density of the proposed development is too high.
3. The traffic from the proposed Townhomes will be a problem on Hazel
Dell Parkway.
4. The proposed private streets & alleys are too narrow for emergency
service vehicles.
5. The land is too narrow to support these large buildings.
Please vote against the proposed Townhomes at Hazel Dell and waivers. Thank- you for
your consideration.
Sincerely
().~ ~
S-).... 7 1 (fJ" f L.-,-
C ~ "'" 1) I.- I H
L.-{ b 0 ).3
April 2, 2002
~ ;;..,.-.
CarmeVCIay PIan Commission
Carmel City Hall
One Civic Square
Carmel, In 46032
~
~t~
e,~~~ ;"r{l
0-IS '). :\)'V "
~~~ t"~
f\)O\.J
. -;
I
;.\
'-, /
Attention: Ramona Hancock
Re: Docket No. 1159-0IPP; The Townhomes at Hazel Dell
Dear Members of the CarmeVClay PIan Commission:
I am current resident of Lake Forest and I am against the subject 3 story-
Multi - Family - Townhomes for the following reasons:
I. Large three story buildings are not in harmony with the adjacent
single story neighboring homes
2. The density of the proposed development is too high.
3. The traffic from the proposed Townhomes will be a problem on Hazel
Dell Parkway.
4. The proposed private streets & alleys are too narrow for emergency
service vehicles.
5. The land is too narrow to support these large buildings. -
Please vote against the proposed Townhomes at Hazel Dell and waivers. Thank- you for
your consideration.
Sincerely
Q.uxX~~
fI
5025;l ~{!j-;
~ rAJ V6d~
Hancock. Ramona B
From:
Sent:
To:
Subject:
R_Northway [DNORTHWAY@indy.rr.com]
Tuesday, April 02, 2002 9:10 PM
rhancock@ci.carmel.in.us
Town Homes of Hazel Dell
To:
City of Carmel Planning Commission
From:
Richard and Debra Northway, 5258 Edward Ct., Lake Forest
We have previously expressed opposition to the proposed development called the Town Homes of Hazel Dell. We are not
opposed to some sort of development of this area. However, we believe that the development should blend with the
existing neighborhood structure.
Knowing that the property will most likely be developed at some point with variances to be heard by the commission, we
would like to ask that the commission only consider approval of plans that would basically annex this unused land into the
existing developments.
For example, this would allow a developer to extend Lake Forest and create single family homes with zero lot lines as exist
on the east side of Lake Forest. This would require moving the existing berm from the east side of Pursel Lane some 100
feet closer to Hazel Dell to protect the new homes from the traffic noise. In addition a connecting street could be added
running north and east of Pursel, toward then around the lake, to provide additional buildable lots.
Thank you for your consideration of this difficult issue.
1
Hancock. Ramona B
From:
Sent:
To:
Subject:
April 1, 2002
I would like to express my STRONG OPPOSITION to the proposed Townhomes which
will border our subdivision on the east side along Hazel Dell Parkway.
I have lived in Lake Forest for 12 years and built my home on lot 52, Edward
Court.
Barpatt@aol.com
Monday, April 01, 2002 3:21 PM
RHancock@ci.carmel.in.us
Docket No. 159-01 PP Townhomes at Hazel Dell
The houses in this eastern section of Lake Forest are all small, one storey,
single family homes and the positioning of THREE STOREY townhomes to tower
above our houses is not appropriate. These mammoth structures do not belong
in such close proximity to our small houses and quiet community. Is it too
much to expect that we should have houses of a similar size as our new
neighboursl These townhomes are unsuitable - they are too high, too close
together, too dense with regard to the amount of available land, and too
close to Hazel Dell. They will look like an institutional "wall" of
buildings and their juxatpositioning to our small houses will create an eye
sore for our community. Please do not let this happen - don't let OUR SMALL
HOUSES be over towered by these HUGE BUILDINGS!
There is not enough land for this development. Platnium Properties is trying
to achieve the greatest density possible and the only open space is a lake on
which they cannot buildl There is not sufficient land between the townhomes
and our community to buffer the dreadful impact of the 99 units proposed.
The developer keeps refering to the "buffer" effect of the fence along the
east side of our community. This fence is owned by Lake Forest and will be
quite inadequate to buffer 40' high builings. Also the fence is 12 years old
and expensive to maintain. Will we be expected, as a community, to provide
the only "buffer" for this new monstrosity. The developer offers only OUR
FENCE and a few small trees.
These homes will be too close to Hazel Dell for safety and will be very
dangerous for children. They will not be bought by empty nesters. No one
in their "empty nest" stage wants to climb 3 stories of stairs!
These townhomes are OPPOSED BY THE VAST MAJORITY of our community and the
only support is from the homeowners along the north side of Lake Forest whose
homes abut an area of land which Platinium Properties has undertaken to leave
VACANT in exchange for this support! Their support, IN EXCHANGE FOR THIS
CONCESSION, is completely self serving and has greatly disappointed the rest
of the community who know that this development is NOT in the best interest
of Lake Forest. .
We look to the wisdom of the members of the Planning Commission to see that
this is not an appropiate use of the land available, nor is the proposed
development in keeping with the surrounding neighborhoods or the best
interest of the existing land owners.
Please know that we appreciate the difficulty of your task and we thank you
for your diligent service to keep Carmel a vibrant and welcoming place to
live.
Sincerely,
Barbara Patterson
5247 Edward Court
Carmel, In. 46033
i:. ....
~-....,~ '..
Hancock, Ramona B
From:
Sent:
To:
Subject:
FEstr3186@aol.com
Saturday, March 30, 2002 11 :34 AM
rhancock@cLcarmel.in.us
Town Homes on Hazel Dell Parkway
We are residents of Lake Forest and are very concerned about the possible
approval to build the three story town homes on a portion of the 23 acre
tract of Hazel Dell, north of 116th.
We five directly across the North Lake from the proposed addition. After
reviewing Platinum Properties plan, it appears that the majority of the
building sites will be condensed into the smallest section of this parcel.
It appears our now beautiful view would tun into a 35 foot high vinyl wall.
If this project is allowed to proceed, it will create a traffic bottleneck at
the only entrance in and out of the development directly onto Hazel Dell.
There could be 200+ cars coming and going out of one exit. The traffic is
heavy on Hazel Dell at rush hour, exiting from the town homes without a light
will be very hazardous. We are concerned that emergency vehicles will not
have room to maneuver in and out of this very narrow street behind the town
homes, particularly during rush hours.
There is a place for town homes, the name alone suggests that place is in
TOWN. The town homes by the City Center are appropriate and attractive in
that location. The town homes in West Clay fit in with the over all plan
because the single homes are also tall. The Town homes in Sycamore Springs
on Dean Road in Indpls. were placed in an appropriate and well thought out
location. The proposal on Hazel Dell is inappropriate - the attractive
parkway has been maintained by the previous single home developers. We are
sure the Planning Commission has been an effective agent in seeing to the
esthetic values and safety of the area. Allowing town homes in such a
restricted space would set a precedent for other developers finding small
sections of green still left in Carmel.
The narrowness of the property at the South end will mean the town homes in
that area will have very little or no green space. The narrow road behind the
town homes will reach the property line in the back and the front of the
townhomes will be very close to the sidewalk. Children will need to walk to
the North end of the area to find any place to play outside. They will be
passing two lakes - a very great temptation and real danger to young
children. The developers contention that these town homes will be purchased
by empty nesters is without validation. We do not know many retirees who
would want three story homes but many young families would consider these as
short term housing until they can afford a single family home.
The placement of the town homes so close to the sidewalk will give the
appearance of a high wall for those driving, cycling and walking down Hazel
Dell. Not a very attractive prospect compared to a green space that now
exists. We believe many of these properties will become very difficult to
resell simply because of the lack of green space close to the majority of the
buildings.
The property is also at a higher elevation that the existing homes in Lake
Forest. That will make them appear much taller that the 35'. We would
suggest that a professional real estate appraiser be consulted concerning the
devaluation of the existing homes.
There has been much controversy regarding the development of this parcel of
land. We believe that is because it is land that is not suitable for any
1
..development! Please use the good judgment you have shown in the planning of
Carmel developments and reject this proposal. Platinum Developer will
continue to survive without this project and the people living on both sides
of Hazel Dell and the walkers, joggers, cyclists will still have a beautiful
parkway we can all enjoy and be proud of.
Thank you for the many hours you all contribute to the city of Carmel. You
are appreciated.
Respectfully.
Ken and Ann Estridge
11763 Pursel Lane
Carmel, IN 46033
848-1915
FEstr3186@aol.com
2
Hancock. Ramona B
From:
Sent:
To:
Subject:
Bjdoron@aol.com
Saturday, March 30, 200212:00 PM
rhancock@cLcarmel.in.us
RE: DOCKET NO. 159-01 PP - THE TOWNHOMES AT HAZELDELL
It has always been my understanding that one of the Plan Commissions primary considerations is the impact that
new development would have on adjoining, established communities.
In the subject instance, we have lake Forest, a 12 year old community of 148 homes, for the most part 1 story
structures.
Immediately adjacent to lake Forest, Platinum Properties proposes to erect 99, three-story, multi-tenanted units
on a marginal tract of land, purchased at fire sale prices, euphemistically referred to as The Townhomes at
HazelDell.
As the Commission is aware, almost the entire lake Forest community protests this proposed development as
currently presented. These protests are based on a number of very important considerations including the
following:
1. It is reported on reliable authority that the proximity of these large apartment-like buildings will reduce
property values in lake Forest by $2,000 to $10,000.
2. The lake Forest view of almost a quarter of a mile of vinyl backs of buildings will substantially detract from the
aesthetics of an otherwise very attractive neighborhood.
3. There are also grave public safety concerns regarding the single, very narrow street running the length of the
proposed development and its ability to accommodate emergency vehicles especiall,y in inclement weather.
4. Substantial increase in traffic onto Hazel Dell Parkway in an already congested area.
5. Parking within the development for as many as 2 cars for each of the 99 units plus guest parking.
6. Absolutely no leisure space, or open area, either front, back or between buildings.
7. Most of the town home construction will be concentrated in the southwest corner of the property and require a
number of zoning variances to accommodate this proposed project.
It is sincerely hoped that the Plan Commission will explore and recommend development or land use for this
property with a view to alternatives that will blend with, be more compatible with and more acceptable to the
communities surrounding the subject property.
Thank you for your thoughtful cnsideration of this very important matter.
William B. Doron
11761 lake Forest Pkwy
Carmel, IN 46033
1
March 25, 2~O.z; \
/\\)~ '< I
,/~;/ A ~/
/'1 ~ \/
/~:1 4Ifd!g{;~1P!!g@ f)
I ~ lIAR 29 2002 S
~ DoCS ~"
'(~)
'....J /
& -;~.
As a homeowner in the Lake Forest Addition, I am ver~
~ opposed to the proposed building of the 3-story
townhouses near my property. This certainly lowers the
value of all properties near Hazel Dell.
Carmel/Clay Plan Commission
1 Civic Square
Carmel, IN 46033
To Whom This May Concern:
It won't be a pretty sight to see the back of each of
these buildings and the fence will not hide all that much.
Also, living a few feet from Hazel Dell, I see the already
huge numbers of cars traveling on such road and another
100 to 200 cars won't help the traffic situation. Such
a structure should be built in a much larger area.
As it now stands, Hazel Dell is a pretty drive and well
landscaped with the many trees and shrubs. Adding the
townhouses will only detract from its beauty.
Sincerely,
7tV~bh7. 4~
Mildred M. Krampe
5239 Pursel Lane
Carmel, IN 46033
Phone - 818-9873
..
Dt~C) ~M nli
~-( '11 ~~7a uJ
~(2{) (~.D ~?!J
CarmeV Clay PIan Commission Date
Carmel City Hall
One Civic Square
Carmel, In. 46032
~~~I ~D2-
Attn: Ramona Hancock
~-l \, _l~L~.JJ> .
\. Y'- ~::i/ /
, /" "':
1..- ".,) ! ''<./ ,',
/( ,-7 '"
/ -, \'I.c
Fj ~~t~~~[). \:
\1;~:1 t.\AR 29 2002 r
--I II. I
_~ r
X ,_:, DOCS .'-
\ >'\ I'
~\ 4
,/')-.. -<. ".
'< );:0;<-_ A/( )-'
'-<~!J]I~rs~':.'/
Re: Docket No. 159-01 PP; The Townhouses at Hazel Dell
Dear Members of the Carmel! Clay Play Commission:
You should write the letter in your own words but here are some
suggestions that might help get you started. Advise the board that you are a property
owner and how long you've lived at the present address, add any personal thoughts about
your community or of the city of Carmel if you wish. Then tell the board why you are
against the building ofthe proposed 3 Story Multi Family Buildings. Ask the board not
to pass the proposed WaiverSASign the letteJ4
Make it short and straight to the point because the mayor has advised the Lake Forest
residents to contact the Plan commission with their thoughts and the board needs to see
there are a lot of people against these huge buildings cluttering up their view.
SOME FACTS ABOUT THE 3 STORY MULTI FAMILY PROPOSED HOUSES
1. Proposed three story multi family buildings are not in harmony with adjacent single
family one story neighborhood (Lake Forest)
2. Ifwaivers are all granted buildings will be too close to Lake Forest property line.
Proposed buildings will be within 28' to 40' of the fence (property line).
3. Design of the Hazel Dell neighborhood is wrong. Buildings are squeezed into the
narrowest portion of the tract of land.
4. Narrow alley in back of Buildings (without sidewalks) create a fire & safety hazard).
5.93% of the residents of Lake Forest are against the proposed 3 story developement.
6. The handful of people who endorsed this proposed developement do not want the 3
story buildings adjacent to their property. Their endorsement of this developement
does not follow the Golden Rule
7.The density of units !sq acre in the southern half of the proposed developement is
much too high.
.. '7)
Martha S. Connelly
c/o Francis S. Connelly, Power of Attorney
7373 N. Illinois Street
Indianapolis, Indiana 46260
March 22, 2002
~~ ~
/1AH ~~l\f~LQ)
29 2(}02
DocS
Plan Commission
Carmel City Hall
One Civic Square
Carmel, Indiana 46032
Attention:
Ramona Hancock and Plan Commission
Objections to the Town Homes of Hazeldell
Gentlemen:
I am the owner of a personal residence at 5207 Clear Lake Court in the Lake Forest
Subdivision. I want you to know that I do not approve of the proposed waivers being requested
for improvements known as The Town Homes of Hazeldell on a small slice of land that is
adjacent to Lake Forest Subdivision and northwest of East 116th and Hazeldell Parkway.
I have the following reasons for being dissatisfied with the proposed requested waivers:
1. The tract ofland destined for development is too small for the three-story multi-
family homes that are being planned.
2. The planned buildings are three stories high and would tower over the Lake
Forest Subdivision and change the character of the adjacent existing homes in
the Lake Forest Subdivision.
3. Any planned development of the size contemplated should have substantially
more green space than is planned.
4. Parking for high-density Town Homes living quarters will be inadequate for the
space available and could raise serious fire and public safety concerns.
'-" .
'"
Plan Commission
Page 2
March 22, 2002
The developers request five waivers for the project. I urge you to not pass, nor approve,
these waivers. I do not want you to permit the developers to develop the adjacent property as
they propose.
Yours very truly, d-
/fI~d~~/11 ~
~ ~ r~1
Martha . Connelly '0
By Francis S. Connelly
Power of Attorney
IM-393738-1
Ingrid and Bill Allen
5235 Pursel Lane
Carmel, IN 46033
March 25,2002
Carmel/Clay Plan Commission
Carmel City Hall
One Civic Square
Carmel, IN 46032
~~ 1.
1f4/1 ~i~V~@
loa,
Docs <
Attn: Ramona Hancock
Re: Docket No. 159-01 PP; The Townhouses at Hazel Dell
Dear Members of the Carmel/Clay Plan Commission:
We have resided at 5235 Pursel Lane in Lake Forest subdivision since April, 1999. We
were attracted to the neighborhood because it consisted entirely of single home - free
standing houses. We would not have purchased our home in Lake Forest had the
subdivision been adjacent to any multi-family/townhouse complexes as is now being
proposed.
As a Carmel resident and home owner, we respectfully request that the Carmel/Clay Plan
Commission consider our opposition to the proposed 3 Story Multi Family Buildings/The
Townhouses at Hazel Dell.
Sincerely,
/~#?-
Bill Allen
" . " J./ II .
~( Yrll.(4.v
Ingrid Allen
~
"'..-- , -,'"
~- -",,,.<:'\ ~'-'
/( ,./> .
IS> ' A4
I~J;/ /ft)~ ~ \ - \
L; ItA D it:~fW~
I--j 'JlII"'9 I!;;"'@J
\~\\ <; ~~
'0:: DOCS '2
\~(,~~~
- />> .J -: >.
f' 'rT-~--' '. '
'~~J~}J..)//
--- -
R. ~_~H~_. - -. __c.
. ~~~;t;, -
~(J ~ "LA-d- a-c-- "'--
~ H of~ :::f~ ~
o .)
CVUu ~ ~ 'd~f- ~
3~ ~~. ~ ~ 62&.
JL.~ ~1 ~
k-p-~~ ~
~ ;f.J2..L 1--~ ~ j
(jL1J ~ ~~ ~
/'
UOV}JJ3 03 on VlP 9 0" VlP
~?~~~
~
/1YYY~?-~~~
~ ~ ~~d _
~-znvv hp~ ~
~ .~ ~ -rvr:I-
---,,?r"'V ~ t ~ry ~
~riP ~ .~ rvrro ~
. -
/"-------- ~
/..< \o_~ '
//(.\)--)//..- "
" ~:/ A.
~ /:; ~~
~ / "L- &-- ~ lIn :W:fJ
/P~ I _ ;J-'A~ I ~ / II ~ k,'\ D '{}(J2 "
(;..~, ~ ~ \::--. Des ;- i
~ ~ f~LU~AJ \/\ /"
/P . () ~ r---- -~ \:.~ /'::~
c~ ~ t/~tJ 3 ;z ~ /I~TT~::-\'\~:/
I ~I \~
~:~~ -,--
~~ oO~ '?to,. /5-9-0/ PI)
J~ ,J~~ dX ~ o<Td.!
A/~~~~ ~/~ ~
rL-~~H~~ *~
~~~~/ w-'-~
II 4-.-~~ .31;'t ~~
4~i~~ .
_ #~ ~ ~3:_~~~~~~
~"~~~~~-
~~3~~
~<t~~.~~
~"- ~~~, -!A~ de:1::l
~~~~~~
. ;t;u~~~
dJ;;, -;;;;!::;;j ~ ~ ~ d-L
~tJ~~ ~ ~A /J
~~ ;Q~~~-~~t'
Mr. & Mrs. Robert Moxley
5261 Faye Ct.
Carmel, IN 46083-7218
r-
#
~r2 -
.:if/y/;r ~~~~ ~
'!~" f v"~ ~~
~~7-h-~~
-ry ~ ~,
~-r~r~~~
t:::;7:; ~
W,) u
City of Carmel
TO:
All Plan Commission Members
RE:
My remarks on Hazel Dell T ownshouse Projects 159-01 PP
FROM:
Wayne Wilson, Commission Member
At the 3/19/02 Plan Commission meeting I spoke in favor of sending the Townhomes of Hazel
Dell back to committee. Among my concerns was my understanding that people who would be
affected had not received proper notice. On this issue of notice, I wrongly included Councilor
Rundle as one of the persons who had expressed concern to me. Speaking with Councilor
Rundle, I have learned that notice was not among his concerns. I obviously and in error mixed
his concerns and hereby stand corrected.
Having received substantial imput on this project may have lead to my confusion as to Councilor
Rundles concerns. I apologize if this has created any inconvenience.
Claims of no notice from those in attendance that night and the letters from Brighton Woods
support there is a concern existing.
Thank you for your consideration and understanding in this matter.
~~
Wayne Wilson
Commission Member
~cd 3 ,2-7
ONE CIVIC SQUARE
CARMEL, INDIANA 46032
317/571-2400
tlancock. Ramona B
From:
Sent:
To:
Cc:
Subject:
LBrazus [Lbrazus@email.msn.com]
Wednesday, March 27, 2002 11 :53 AM
Rhancock@ci.carmel.in.us
Jbrainard@ci.carmel.in.us
Objection to Townhomes @ Hazel Dell
Please deliver a copy of this email t
o every Planning
Commission Member.
Per suggestion of Mayor Brainard, residents of Lake Forest are emailing the
Planning Commission
to again state our objections to the pending Townhomes at Hazel Dell.
Safety of Townhouse Occupants and Hazel Dell Drivers-
Sixteen of the Townhouses are crammed together at minimal distance from the
heavy
truck and car traffic that speeds (well above the posted limit) south and
north on Hazel
Dell Parkway. These homes will have nil provision for resident/visiting
children to
safely play. There is high probability of children darting into the street
to retrieve balls
or to cross the street at incorrect places to the planned park east of the
Parkway.
There will be no fencing to prevent toddlers from straying into oncoming
traffic.
Reduced Property Market Values -
The inferior design, function and appearance of the townhouses will cause
the property
values for Lake Forest homes to be drastically reduced... up to $12,000 each
at current
market prices. That represents a very significant collective loss for the
Lake Forest
community.
Has the Mayor and the Planning Commission considered the true total impact
of Lake
Forest's collective economic loss versus the marginal gain of high-density
housing?
Lake Forest voters will actively reflect their disappointment in forthcoming
elections.
Architectural Incompatibility -
The three story townhouse design is not at all compatible with the designs
of homes in
the contiguous developments. The townhouse design is more akin to
apartments than
1
homes.. and is really incompatible with any of the developments east of Green
.Road.
The view of the townhouses from Lake Forest will be an ugly one and will be
highly
inconsistent with the large investment Lake Forest residents have made in
their homes,
three lakes, acres of woodlands, and extensive landscaped common areas.
Headlight Nuisance to Homeowners -
The developer has failed to mention that eleven of the town home buildings
will
directly face the headlights of oncoming traffic from both the north and
south on
Hazel Dell.
Suitability of Land to Townhouses -
The property in question has been used for mining purposes. Has the City
had the town homes developer obtain soil tests to determine if the relatively
small footprint of the tall town homes can be safely supported by the land?
Overly-Dense Use of Land - (An Old Hoosier Farmer's Saying)
Hoping not to offend anyone, But... With respect to summarizing the
Townhomes of Hazel Dell project in a simple phrase, I borrow from an old
Hoosier farmer's expression:
The Townhomes of Hazel Dell has the appearance of "ten pounds of manure
crammed into a five pound bag".
I respectfully request that the Planning Commission not approve the
Townhomes at Hazel Dell Project.
Very truly yours,
Leonard L. Brazus
(Lake Forest Resident)
5251 Pursel Lane
Carmel, IN 46033
LBrazus@msn.com
2
)
Hancock, Ramona B
From:
Sent:
To:
Subject:
Jevack, Gerald [Gerald_Jevack@MCFA.COM]
Wednesday, March 13,20027:31 AM
'RHANCOCK@CI.CARMEL.IN.US'
TOWN HOMES AT HASELDELL
MY WIFE AND I BEING HOME OWNERS IN THE LAKE FOREST SUBDIVISION
ARE STRONGLY APPOSED TO THE HOMES AT HASELDELL FOR SEVERAL REASONS.
THE TYPE OF STRUCTURES PROPOSED FOR THE HASELDELL SITE APPEAR TO BE
APARTMENT TYPE STRUCTURES BUILT ON FIFTY (50) FOOT LOTS. IF CARMEL IS
TO CONTINUE TO BE A COMMUNITY FOR FAMILIES TO ENJOY LIFE IN, WE DO NOT
NEED APPARTMENT BUILDINGS ON FIFTY FOOT WIDE LOTS. APARTMENTS NEXT
TO SINGLE FAMILY HOME DEVELOPEMENT WILL DO NOTHING TO INHANCE THE
SUBURBAN TYPE FAMILY LIFE PEOPLE MOVE TO CARMEL FOR.
THE AREA WHERE THE PROPOSED BUILDING SITE IS LOCATED WAS PROMISED TO
US TO BE A GREEN SPACE WHEN HAZELDELL PARKWAY WAS CONSTRUCTED. NOW
THE PLANNING BOARD IS STATING WE (CITIZENS OF CARMEL) NEED MORE DELVELOPEMENT
IN THE PROPOSED AREA. THE PROPOSED AREA SHOULD REMAIN A GREEN AREA.
THANK YOU
GERLD JEVACK
5255 FAYE CT
LAKE FOREST
CARMEL, INDIANA
1
f!)
Hancock. Ramona B
From:
Sent:
To:
Subject:
R_Northway [DNORTHWAY@indy.rr.com]
Tuesday, March 12, 2002 8:38 PM
rhancock@ci.carmel.in.us
Town Homes of Hazel Dell
To: City of Carmel Planning Commission
From: Richard and Debra Northway, 5258 Edward Ct., Lake Forest
We are opposed to the proposed development called the Town Homes of Hazel Dell. The issues surrounding this and
earlier proposals are a result of an over-sight by the planning commission during the Hazel Dell corridor expansion project.
The expansion left this problematic and odd-shaped parcel and presented the opportunity for developers to try to shoe-
horn in projects which do not fit the property or the area.
In general we question the desirability of 3-story town homes, with no amenities, in this location. Specific concerns
include:
. the number of units and the ensuing density issues, particularly for the southern portion of the plot
. traffic impact
. close proximity of high density housing to Hazel Dell Parkway, where the speed limit is 40 mph
. placement of 3-story dwellings next to 1-story dwellings with little or no open space or buffer between
We ask that you carefully consider the issues and deny the request for waivers for the current proposal.
1
--'~
- ''4
@oo
~ 12., .?<b 2....
7f/J
'j( ~4...- /I C4t Cc c L
~ ~~/~ .>>ty, ~
!o 7k /}~ fhn~~~
Iv ll1o.~ /'1, c06,;L ~
tLt-f'u-
~I' Ct.?/7
/r{~qF;/Luc cf~
\-71
, ; ,'" "'.)
,,-- <::./
1. ~~
{tf;tgrc~7M~~
iVAR 15 2002 ~
, Docs #'=--
\ ~
\ , ,
\ ", '. -,-"
~ " . t..
',,-- / '~~\t;JI
-<--L~
~~~
03/12/02 TUE 12:36 FAX
III
.-' -,' -! II !
} III
I!
III
II!
I
~-----
IaJ 002
i i
II'
III ~
II! . -:1-')'/7 nl/v!ULJ {L bJpt/Y/'fJ-, Ii, --r:hJ frOM~~
ill '4'/ I IIuzu tio. .nll7/Ji/~
III C4 {/?'_i!pfmtl.Ad . ( 1flt'r}{ ~-4 (?If. ~ 01. ~c ~
III tit!: 1((i.A'~ i) {u/~.l!3:tJA/s J
III v,- :~ r ~ ~
II! ,-rIm 11:'flI4 -tltd f}f/!fo~ I7AUif~IU
'I~" "
III -- ; A~b:::;~~~t r&~tRJl'
I, ,
1'1
I'
11
; ,
, ,
Ii
I: i
II i
! I
I"
I!
; II
II i
1_ i
Ii i
, \
, ,
j 1
I ,
II
II
II
Illhyp/
I !
II
II
I [I
! i 1
i
,
i
! !
,
I l
'::
r-ll/1.>lV tIt~ ~ ~ aJih."JJ1J ~&
!dJ~:Ul./ /IJIl' SfJ~If2<J
I f!l/W.1? N-
1-
fff~ (j1I~
11703 Dubarry Ct.
Carmel IN 46033
317-848-3535
gsheridan@iquest.net
~' ~
~ )f~
L(') :\.\.\t ~ , '
\:A ~";
,J1 '.', (A~'
"~."/.. ',\''fs;;J
~ 1'i""'=- \ n~ 'i
, ":...!~~I ~ 'C:2
March 13, 2002
Carmel Plan Commission .
Administrator
City Hall
1 Civic Square
Carmel Indiana
Carmel Plan Commission,
I have several concerns with a proposed development called
"Townhomes of Hazel Dell": This proposed development is
requesting you to approve several zoning variances at your next Plan
Commission meeting. I live in, the Brighton Woods sub-division,
which has its entrance directly across from this proposed
development. I have spoken with a number of our neighbors
regarding this development. Ihave learned that none of the residents
of Brighton Woods were officially notified of this proposed
development. As I understand; your procedures call for any residents
within 650 feet of the proposed development to be notified Because
this did not happen, we find ourselves coming in at the end of the
process. We want and need input into this plan! As I understand the
plan, the developer intends to build 97 town homes on a 23.95 acre
site. These town homes would have ingress and egress from a new
curb cut directly across from our current entrance into Brighton
Woods off Hazel Dell. I am concernedfor several reasons. I urge you
to vote "no" on these zoning request variances. It is often challenging
to enter Brighton Woods at rush hour times. There is no deceleration
lane to turn into Brighton Woods when you are heading south on
Hazel Dell and need to turn left into Brighton Woods. You need tofit
your car into the opening between the north and south bound traffic
and hope that nobody else wants to turn. It can be exciting when you
need to exit Brighton Woods and and go south onto Hazel Dell
parkway for the same reason. . If the developer builds this high
volume of housing on this small site, with all of the traffic in the new
development exiting at this point, it will only magnify this problem. I
@
am also concerned about the effect of this project on the property
values in our neighborhood High density town homes will impact the
value of all single family homes in the immediate area. Hazel Dell is
predominately bordered by single family homes conforming to the
zoning rules. This development conforms to the density requriement
by "jaming" the majority of the development into the south end of the
project. I understand that the southern five acres of the project will
have an estimated 14 units per acre - more that three times the
density allowed Please consider a compromise where there is less
density in the south end while maintaining the buffir areas already
planned for the northern part of the development. The zoning rules
were put into place to protect and preserve the master plan for the
community. Please vote to continue. the trust that all of us put into the
master plan when we made our purchase decisions. Would you
please give copies of my letter to each Plan Commission member so
that they will have the benefits 1. my thoughts before they are
scheduled to vote on March 1:9 ? Thanks!
Sincerely, ~.....
ezri~
Hancock. Ramona B
From:
Sent:
To:
Subject:
gwbech [gwbech@indy.rr.com]
Monday, March 11, 2002 6:04 PM
RHancock@ci.carmel.in.us
Docket # 159-01-PP
To: Carmel/Clay Planning Comm
Attn. Ramona Hancock
Re:DocketNux.nber159_01_PP
I attended the Carmel/ Clay Planning Commission meeting and got the
impression that what was proposed was a "done deal." Many home owners on
my side of Lake Forest are not opposed to development but are opposed to
three story apartment type buildings. Why would you discourage the
development of single family homes and approve a high density multi family
development in a single family dwelling neighborhood?
Why not consider a single story professional building?
Please do not approve three story buildings in our neighborhood and do not
approve any of the requested waivers.
Yours truly,
Gary and Janice Bechtel
5260 Faye Court
Carmel
844-0043
1
Hancock. Ramona B
From:
Sent:
To:
Subject:
T ANIFASSL@aol.com
Monday, March 11, 2002 8:52 PM
Barpatt@aol.com
Hazel Dell Development
To: Ms. Marilyn Anderson, President
Planning Commission
As a homeowner in Lake Forest, I would like to voice my opinion regarding the
Paul Rioux (Platnium Properties) development at Hazel Dell and 116th Street.
The proposed buildings are too high (3 stories total), too dense, too close
together and too close to Hazel Dell as far as safety is concerned. The
proposed units will NOT
sell only to empty nesters ( as proposed) and it is a very dangerous area for
children. The units are an eye sore to our community. Mr. Rioux made
concessions to the owners on the North end of our community and then put the
bulk of the units on the South end. This density issue was discussed at the
sub-planning committee meeting and Mr. Rioux was asked to redistribute the
units. I believe he removed a building and deleted one or two units from a
few buildings on the South end and added them to the North end and that was
it!! It looks like a wall from our side. I had no problem with the
single-home concept, but for some reason it was not pursued. I understand
that the more units the more sales, etc. I think single family homes would
make a nicer appearance from our side and from Hazel Dell itself. That
intersection is a mess as is - accidents occur frequently without additional
traffic (and cutting across lanes of traffic on top of everything else!) and
children playing so close to the street. My other big concern is the access
roads on the proposed development as far as safety vehicles, garbage trucks,
emergency vehicles, etc. - there isn't much room between the back of the
buildings to our fence and birm - unless they are planning to shave the birm
to the fence line on their side. Too many issues not adequately addressed or
resolved to have this development accepted so quickly. I am very surprised
at the city for letting this get the "green light".
Sincerely,
Tani Fassler, Lot 51
Lake Forest
1
F'"
I -
-- j.....
Hancock, Ramona B
From:
Sent:
To:
Subject:
Joyce Vogt nvogt@iquest.net]
Monday, March 11,200212:40 PM
rhancock@ci.carmel.in.us
Hazel Dell TownHouse Project
Dear Ramona:
This is a letter that my husband and I and would like to be
presented to each representative of the Carmel Plan Commission.
Would you please reply to this e-mail that you have received the
letter below and will present it to the commissioners. Thanks!
To: Carmel Plan Commission
Re: Hazel Dell TownHouse Project
Date: March 11, 2002
We are residents of the Lake Forest Community: Joyce & Chuck Vogt
5160 Clear Lake Court
Carmel, IN 46033
We are original residents of the community when the addition was
first opened. We were at the meeting on Tuesday, March 5th
pertaining to the building of the 3-story high town homes next to
Lake Forest on Hazel Dell Parkway and are strongly opposed to such a
project.
We were both appalled at the representatives of your committee who
allowed the builder get away with threatening both the plan
commission committee and the Lake Forest Neighborhood as homeowners
with his statement ..."either you do it my way or I will see to it
that homes selling for $89,000 will be built there." We do not
believe this is any way to conduct business on your part on our
behalf. Are developers allowed to talk to taxpayers in this manner
and get away with it? How can you as commissioners allow this to be
said to yourself if you have any pride in our community?
This builder is going to put up his project, sell it off piece by
piece and then walk away. Then the total amount of his commitments
mean nothing when it is all sold. After it has been sold and folks
decide to move and can't sell their townhouse/apartment they will be
forced to rent it. Someday if many of the units are rentals what
good is their association to maintain the buildings and grounds and
they are all renters. You will have one major eyesore on the
beautiful Hazel Dell Parkway and in our own backyards.
A huge concern of Lake Forest is protection of our neighborhood
lakes, ponds and arboretum with the sport court. We are constantly
running off large groups of teenagers who try to use the facility who
mostly live in Bay Hill and surrounding neighborhoods. They leave
mega amounts of trash, beer cans, etc which our residents have to
clean up all summer long. Last year residents had to call the
police because the language and noise was so bad from the groups and
we have had to post the area "residents only" which hasn't seemed to
help very much.
Lake Forest takes great pride in being a beautiful community. I know
as I am on the landscape committee and we put in many hours every
year. So if the project must win out (and all of Lake Forest hopes
it does not) , then the six acres on the north side must be developed
1
~1-: -_ ~.
into a recreational area for the Town House residents and contain a
swimming pool, basketball court, tennis courts...to give the 200 plus
residents a place to call their own. Lake Forest residents cannot
become a fulltime patrol to maintain our neighborhood environment 24
hours a day. We cannot serve as their recreation area because they
will have no yard areas. And Carmel should not put us in the
position of having to do this!
Please don't let big business and non-caring developers bully you
into supporting their project to make them Mega bucks and to heck
with the little guy, the taxpayer!
Build a church there that will prosper and survive.
Joyce & Chuck Vogt
2
Dobosiewicz, Jon C
From:
Sent:
To:
Subject:
Greg Sheridan [gsheridan@iquest.net]
Tuesday, March 05, 2002 9:33 AM
John Dobosiewicz
Opposition to Townhomes at Hazel Dell, Docket # 159-01 PP
I am sending you this email to let you know about my concerns regarding the
"Town homes at Hazel Dell" development. I cannot attend the meeting tonight
so I wanted you to be aware of my concerns about this development. I live
in Brighton Woods (across Hazel Dell from the proposed development). As I
understand the plan, the developer intends to build 99 town homes on a
23.95 acre site. These town homes would have ingress and egress from a new
curb cut directly across from our current entrance into Brighton Woods off
Hazel Dell. I am concerned for several reasons. I urge you to vote "no" on
these zoning request variances. It is often challenging to enter Brighton
Woods at rush hour times. There is no deceleration lane to turn into
Brighton Woods when you are heading south on Hazel Dell and need to turn
left into Brighton Woods. You need to fit your car into the opening between
the north and south bound traffic and hope that nobody else wants to turn.
It can be exciting when you need to exit Brighton Woods and and go south
onto Hazel Dell parkway for the same reason. If the developer builds this
high volume of housing on this small site, with all of the traffic in the
new development exiting at this point, it will only magnify this problem. I
am also concerned about the effect of this project on the property values
in our neighborhood. High density town homes will impact the value of all
single family homes in the immediate area. Hazel Dell is predominately
bordered by single family homes and needs to be continued in the way it was
designed. The zoning rules were put into place to protect and preserve the
master plan for the community. Please vote to continue the trust that all
of us put into the master plan when we made our purchase decisions. Thank
you for listening to my concerns.
1
;.
Dobosiewicz, Jon C
From:
Sent:
To:
Subject:
Gdlindsey1@aol.com
Tuesday, March 05, 2002 9:24 AM
jdobosiewicz@ci.carmel.in.us
Docket # 159-01 PP--Townhomes at 116th & Hazel Dell
Dear Mr. Dobosiewicz:
We reside at 11795 Dubarry Ct. in Brighton Woods and are writing to express
our concerns regarding the above proposed development.
The high density of proposed residences is in no way in concert with the
present neighborhoods in the area. Presumably, the development would attract
young couples and families with young children. As we understand the
proposal, there is minimimal, if any, provision for greenspace for childrens
playgrounds. The immediate proximity of the proposed homes to Hazel Dell
Parkway with its high volume of 40 M.P.H. trafffic will present a constant
danger to young children living in the development.
Trafffic safety is a major concern. We currently encounter difficulty
entering and exiting Hazel Dell Parkway to and from Brighton Woods' Dawnwood
Drive (approx. 118th st) during rush hour traffic periods. We shudder when we
consider the effect when automobiles from 90- plus additional residences also
attempting to enter and exit Hazel Dell directly across the Parkway from
Dawnwood. Exit lanes on Hazel Dell to allow automobiles to move out of the
line of traffic when awaiting safe turning opportunities is a critical
consideration.
In summary, we urge that the developers be required to propose a residential
use for the property with much less population density that would be more
consistent with the existing area neighborhoods, provide some greenspace for
children to play and would be much more safe for the future residents.
Thank you for your consideration.
Sincerely,
Dean and Ruth Lindsey
1
03/04/2002 17:18 3178442174
CAHALL
PAGE 02
!'age ! Of!
{ '."
Subj:
0.:
: From:
To:
SUbdIVisIOn 'CommMM AI_d.
3/4102 5:01:05 PM US Eastern Stand_ llme
BboGJIQ7
, ~~~:C2II~I.!~~~
Dear Mr. Dobosiewlez and Committee,
We are unable to attend the meeting on 315102 concerning Docket No. 159-01 PP but would
like to voice our concems and have them read by you at the meeting, if possible.
The town homes that are considered for Hazel Dell Pkwy., just north of 116th St. are
Inappropriate for the area. The minimum distance of 6' between units dOM not allow for very
much green apace but does allow overcrowding on a small parcel of land. The 23.95 ( + or -)
acres intended for these 99 lots changes the scope of the area. Our subdivision, Brighton
Woods, would be directly across from this development. Most of the homes In our
development are valued at $400,000 and up. To have a greater density of homes directly
across the street is sure to lower our property values. Most of us are "empty neaters" and we
have not spent our lives WOrking to have the value of our homes, in our retirement years, drop
like the price of Enron.
Please deny the petitioner approval.
Thank you, Betty & Don Cahall (317) 844-1070
Monday, March 04, 2002 America Online: Bboop907
___1-
";-'<~.,j
Carmel/Clay Plan Commission
Carmel City Hall
One Civic Square
Carmel, In 46032
March 1, 2002
From: NormanP. Mathieu
5277 Edward Ct,
Carmel, In 46033
A0J<"! 0-'
"I,,\\\":~j j/J:;~
;<,,)./ "< /
,<::...... / ' ......
""','.' A \....'.
I'-~l.';,' T "-..
/::/ RECEIVED \\:::\
,.._0 'I.,AR 1 ,,~,
!" ,.,:f 8e ': r.'~'1.""l \:,..J',~
Ic..', 1.(,,:'/ ;._[
\~.~. i- J
\/\ DOCS ;,.---7
\F~ j~~
\::. >: \.\-" L'~"....... ';/
'.....,~( /:>.,:---, / ./,\' ~\. ).1
'-:' hI' r-." ._.....-\ '\ t.y
''''<..J.1 \] j"j....',./
Attention: Ramona Hancock
Re: 159-01PP
Dear Members of the Carmel/Clay Plan Commission
Thank you for the good job that you did at the Feb 5, 2002meeting. I
was gratified by the opposition to the three story buildings voiced by some of your board
members. I also was pleased by your effort to get Mr. Rioux to brick the entire building
and to reduce the density. The proposed development will dwarf Lake Forest homes.
They will look even taller from Lake Forest because these huge buildings will be built on
higher ground than their Lake Forest neighbors.
Every thing about this proposal shows a builder pushing to get concessions
that will hurt his neighbors. Shown below is a comparison of what will be on both sides
ofthe fence if the Platinum proposal goes through. This comparison is made to show that
this proposed development is not in harmony with existing homes in the neighborhood.
Lake Forest Side of Fence Hazel Dell Side of the Fence
Single family one story homes Multi Family Three Story Homes
Wide Streets in front or side of homes Narrow alley in back of the buildings
Side walks both sides of street No side walks in the alley
Grass front, side and back yards Tiny front and side yard no back yard
Homes do not encroach on property line Buildings encroach on L.F.property line
Waivers required to build - None Waivers required to build - Five
My view - Wall of vinyl siding Their view- Mostly brick homes
Sunrise will cast a shadow into L.F. Will enjoy the beautiful sunrise
This builder wants to squeeze in as many units as he can at the expense of
Lake Forest neighbors. He will take home Mega bucks if you give him the waivers. My
neighbors and myself will probably take a loss when we sell our property.
As a matter of interest it is Friday March 1, 2002 and we have not seen any
revised proposals yet.
)1\tJ11<i'QN\1"~~
1~ ~---..
Robert K. Holwick
11803 Pursel Lane
Carmel, IN 46033
!
RECEIVED
M~R 1. 20Q2
DOCS
February 25, 2002
Cannel/Clay Plan Commission
Cannel City Hall
One Civic Square
Cannel, IN 46032
Re: Docket No. 1159-01PP; TheTownhomes at Hazel Dell
Dear Members of the Carmel/Clay Plan Commission:
I am a current resident of Lake Forest subdivision, Jiving at 11803 Pursel Lane. I have
lived in Carmel for over thirty years, moving to Lake Forest in February of 1994. Our
property is located on the north lake and faces Hazel Dell Parkway.
Our subdivision is surrounded by various subdivisions such as Waterstone, Overture, and
many others of similar character. All of this area of Carmel is made up of single family
residential units. All of them have plenty of greenspace and recreational facilities. The
proposed 'fownhomes at Hazel Den are completely out of the suburban nature of the
general community and, in fact, would bring an urban, high density unit into a beautiful
and highly desirable suburban area of Carmel
Hazel Dell Parkway was constructed with special emphasis given to landscaping and ease
of entry and exit. If Townhomes at Hazel Den is allowed, the roadway will be
permanently blighted with several blocks of bricks, three stories high. and autos from
ninety nine homes entering in and out of a single entry directly onto Hazel Dell Parkway.
This would certainly not be in keeping with the original intent of this new roadway both in
traffic flow and overall aesthetics.
Our view from Lake Forest will be a three story vinyl wall with a roofline of 99 chimneys
and hundreds of aluminum stack pipes and vents. I invested in a Carmel community that I
thought was protected by adequate zoning protection. I now find my homesite threatened
by an urban intrusion of multi-unit townhouses, three stories tall. In no way can these
buildings be classified as single family dwellings.
This three story, high density project does not belong in this geographic area of Carmel. It
is out of character and will lower the property values of all the homes in Lake Forest. The
development would also blight Hazel Den Parkway. Will more areas along Hazel Den be
faced with strip malls and other typesofurban development?
i..' . . - ->
The use of the descriptive word "townhouse" does not remove the fact they are
fimctionally apartments. Ninety nine units on this small parcel ofland is ridiculous. Add
200 cars and you have created a high density sprawl
Please protect our property rights and turn down this proposal oftownhouses adjacent to
Lake Forest and the other residential communities in our area.
~/ " .ff'~
obert K HolwicK
--...
To: CarmeVClay Plan Commission
Carmel City Hall
One Civic Square
Carmel, In 46032
February 28, 2002
Subject: Docket No. 159-01PP; The Townhomes at Hazel Dell
4:tl!'cl/!
>'1 '/~
/)/>~I /8~
(/,I :0 c' ."
U "
From: Ken and Barbara Cooke
5264 Pursel Lane
Carmel, In. 46033
Dear Members of the CarmeVClay Plan Commission
My husband and I moved to Carmel, In. in November of2000. Our life
long dream was finally realized, to live near :family and on the water. Though we are in
our very late seventies, we were energized and excited, and busied ourselves improving
our property.
We paid Thomas~Landscaping $4557.95 to clean the waterfront and
plant 30 rose bushes, 20 golden privet bushes and 6 viburnum in that area. It looked so
good that we purchased 24 additional flowering shrubs and three trees for the yard. We
also spent $1700 for the rip-rap and $880 to have the existing deck completed. We were
looking forward to Spring. Then we were delivered the bombshell. A home owners worst
nightmare. Ninety nine three story single Town Homes are proposed for a tiny strip of
land a few feet from our border. A 1300 foot long three story vinyl wall casting it's
shadow on Lake Forest homes! And three-story town houses blocking the morning
sunrise for those on the Lake Forest Lake.
How can this be allowed? I thought zoning and planning boards were in
place partly to protect existing neighborhoods.
The developer of course wants three story instead of one and/or two story
homes. He then can make his blue million, but at the expense of Lake Forest residents. In
the old days that was called ''blood money".
We don't want our pleasant, peaceful, and quiet neighborhood altered
forever. Please say no to three story Townhomes. Please!
J~
~d~-~
~(}~
. J. . __
...z~7-0~
CJ)
o
~-QJ3;;"
rc <>Y~"L---'--'~J ,/);c>,
60'" h .1>l'c ~ <,:\
I'_:~_-'.',i ,11; !iI/I' 1_\
.-J! ~tf ;/,1) [--:-1
\.;;;}.'" LJI7/"1 l~}J i. '-I
\"",\ v(,s ~ ;'/
'~::,. . /<:~/
We are Mi~hael and.Suzanne Zervic and live at 12421 Springbrooke Run. We hav~2J~~-::rrr~SY"
followed with great mterest over the past two years, the Carmel approval process ---,---,--
involved with the proposed Hazel Dell developments. We live in the Brookfield
_subdivision whose property directly touches the North portion of the Plat. We attended
the 2/5/02 meeting and would like to comment on an important point regarding the
property. During the discussions the proposal was characterized as a "North portion" VS
"South portion" proposal. In reality, the northern section of the Plat has had considerable
evaluation over the last 2 years and resulted in a legal position that the North section is
not large enough to support a road and development due to the shape of the property,
access points and the presence of a natural gas pipe easement. It was for these reasons
that an alternative development is being proposed.
RE: Town Homes at Hazel Dell
Subdivision Planning Committee Member:
We are in full support of the current proposal being submitted before the committee. We
believe the developer has offered the best alternative for this property. In addition, he has
shown flexibility and willingness to work with the committee and neighbors. We have
seen modifications which he will present on March 5th and believe that he has met the
conditions requested at the last meeting. For this re~son we urge the committee to
approve the development on March 5th and end a 2 'year process to developing a very
difficult piece of property.
Respectfully yours,
~r-~;1Jr
Michael and Suzanne Zervic
"4
G..)
u
Hancock, Ramona B
'"
,
From:
Sent:
To:
RICK S KOLlC [zivijo@prodigy.net]
Wednesday, February 27,200210:05 PM
Bill Marshall; pearsonm@tce.com; rhancock@cLcarmel.in.us;
davidc@windowsandsiding.com; Iflan621@aol.com; whaney1393@aol.com;
rfhouck@lilly.com
comlamp@yahoo.com; dan.kane@roche.com; billfax@yahoo.com; zvijo@prodigy.net
Re: In support of the Townhomes at Hazel Dell project
Cc:
Subject:
Excellent letter Bill.
Rick
----- Original Message -----
From: "Bill Marshall" <billfax@yahoo.com>
To: <pearsonm@tce.com>; <rhancock@cLcarmel.in.us>;
<davidc@windowsandsiding.com>; <lflan621@aol.com>; <whaney1393@aol.com>;
<rfhouck@lilly.com>
Cc: <comlamp@yahoo.com>; <dan.kane@roche.com>; <billfax@yahoo.com>;
<zvijo@prodigy.net>
Sent: Wednesday, February 27,200210:04 AM
Subject: In support of the Townhomes at Hazel Dell project
This note is to reemphasize to the Subdivision
committee that there are at least 27 parties in lake
Forest and Brookfield who still support approval of
the Townhomes at Hazel Dell in your March meetings.
Here are some reasons for your consideration at the
March 5th meeting:
1. There will be no road connections or the resulting
construction traffic and permanent resident traffic
increases that have been major concerns for all lake
Forest and Brookfield residents with other proposals.
2. Significant common areas will be preserved in
places that are otherwise difficult to develop and
have no room for buffers--not the case with other
proposals.
3. An unique approximate 20 foot earth mound and
fence buffer exists for shielding the project from the
east side of lake Forest. The developer is willing to
add additional fencing and over 400 trees.
4. There will be no impact to the interconnected
lakes which was a major concern with prior plans that
included construction of homes on fill material within
the current lake boundary.
5. The developer and builder are providing a quality
product that will be visually enhancing from the
parkway and that is already accepted in downtown
Carmel.
6. The developer is responding to needs, issues, and
concerns of the public. Examples are the fence
issues, the rain water line to the lake, and work to
improve the density and visual concerns from the lake
Forest side.
1
.,;
u
u
, - 7. Although everyone canOl be satisfied with anyone
project, and this one is no different, it is however
in my opinion the best overall plan of the ones that
have been formally presented to date (as stated by
others as well) since development is inevitable.
Bill Marshall
5246 Lake Point Dr.
Do You Yahoo!?
Yahoo! Greetings - Send FREE e-cards for every occasion!
http://greetings.yahoo.com
2
it' __ i'~
w
Q
~d'~
~'ir>-
/ ",,\:.->_1-- ---.1....( , c~
/"-.;\;:- -((~I)-> ')
/or)/ ~ ~/~
~~\I RECEIVED Y~~l'_
'i=~l .[D ._1
(7~ii Flll 25 ?OIf12 ,,,..1
~ -. DOCS 1..' VI
\:::)"
'ii-
February 25, 2002
Re; The Town Homes at Hazel Dell Docket 159-01-PP
Dear Carmel! Clay Plan Commission
Attached is another page of signatures that should be added to the petition submitted to
you on January 28, 2002. We have also included an up to date map that shows where
each person that is against building 3 story multi-family Town Homes live. This map
would supersede the original map furnished to you on January 28, 2002. The petition
was conducted by Ann Mathieu and Patricia Skiles.
As a matter of interest, this petition was presented to our HOA Board of Directors at their
monthly February 21,2002 meeting. Unfortunately they decided to stay neutral on the
approval ofthe 3 Story Multi- Family Town Houses.
We have shown that 92 % of the people polled (77% ofthe people in Lake Forest) are
against the proposed development. We canvassed the entire neighborhood with the
exception of our HOA board members. We were unable to contact 34 homeowners for
various reasons (vacations, live in Florida in the winter, or did not answer the door).
Lots in Homes Homes Against Homes in Favor
Lake Forest Polled the Townhouses of Townhouses
(Signed Petition) (Didn't Sign Petition)
148 114 105 9
77% 92% 8%
Shown below are the signatures of property owners in Lake Forest who live
close to the proposed three story Multi family Town Homes that may adversely effect our
view and property values. We feel that construction of3 story multi family buildings or
any structures whose height protudes above the fence owned by our single family homes
community is in bad taste .
qq. ;J/f, ,A. iJ'f#ll/
;11/. · All.!. ' A N't/~lttl(
. )~d. /- &(cf~2-
u
r1.
Itll
Q
5'1'1 J ,& ,IJ/lt/ ~~~ 01 {J/Nel
,
Sil,o e!P4v La//P bl,
? 2.. Vl F c... 't e (;t-. \
11?~;l. I~ fl:. UJ
5~l.f? F~-L (!J-.
..52- '-11 L4K~ IT ))K.
S!o'7
5.:2.07
(!.,/fA1L kk<L !kJ-
...-
~ :2S3 e:Dkt/A1C-t:J C.j
/ ({p L (p ,k'" J6C GI-
c-~,
\ IlC)! IA~ ~yPS\ ~V~IAXJ.~
-------
l-fA7.EL DE.LL"PK.WV
~~~j ~
~~ ~ ~i~ f~
()
3
~~J
~
l~.
r~
El<.\ ST I Nb FENCE.. LIt-! f:
~
I .. ",r~ll UNABLE TO CONTACT OWNER
~~~SIGNED PETITION
l~li~~I't~1 CaNT ACTED BUT DID NOT SIGN
_TOWN HOMES
~ ROA BOARD
MEMBERS*
1
I
I
f
1
I
..
* DID NOT CONTACT BOARD MEMBERS
."'\o.f ~ cl{):s/\5~
\1\" Yi\
..
~
o
Hancock, Ramona B
From:
Sent:
To:
Subject:
Hancock, Ramona B
Monday, February 25,20028:21 AM
'Bjdoron@aol.com'
RE: DOCKET NO. 159-01 PP - THE TOWNHOMES AT HAZELDELL
I will copy your letter/email and pass along to the Commission.
Have you communicated this same information to Platinum Properties?
Ramona Hancock
-Original Message-
From: Bjdoron@aol.com [SMTP:Bjdoron@aol.com]
Sent: Saturday, February 23,20023:02 PM
To: rhancock@ci.carmel.in.us
Subject: DOCKET NO. 159-01 PP - THE TOWNHOMES AT HAZELDELL
Platinum Properties does have a legal right to build on the referenced parcel under R2 zoning laws. However, this
legal right should also take into consideration the moral and ethical rights of the surrounding community, specifically,
the negative esthetic and property value impact.
As an alternative to the developer's present proposal, limiting the units to 2 stories would substantially mitigate the
negative impact.
A second alternative would be for the developer to cancel his agreement with the small group of homeowners living
adjacent to the 6 acres that he has agreed to dedicate as greenspace. A fairer approach would distribute the
greenspace requirement over the entire site and build 9 units on the 6 acres and spread the remaining 11 units over
the balance of the buildable parcel.
Either of these two alternative would greatly reduce the problems the developer's present proposal has created for the
largest majority of surrounding homeowners and, at the same time, permit the developer to build a more suitable
community.
Thank you. Please give the above your serious consideration.
William B. Doron
11761 Lake Forest Pkwy
Carmel, IN 46033
1
U;
o
Febmary 11,2002
To:
Cannel/Clay Plan Commission
From:
William B. Doron
11761 Lake Forest Pkwy
Cannel, IN 46033
Subj ect:
DOCKET NO. 159-01 PP - THE TOWNHOMES AT HAZELDELL
Previously, I sent you an email expressing concerns relative to the proposed 99 unit
townhome development on the west side of Hazel Dell Parkway mnning northward from
116th Street.
Not the least of these concerns is how much the pristine beauty of the Parkway will be
destroyed. As part of the Parkway development, a double row of evergreens and other
landscape plants were included on the narrow strip ofland on the west side of the
Parkway. All ofthis would be sacrificed to a brick wall of35' tall buildings extending
for more than a half-mile up the west side of the Parkway.
I've also recently stood on the comer of Hazel Dell and 116th Street at 7AM to observe
the "go to work" traffic all of which take full advantage of the speed limit and then some.
In addition, there is significant build up of southbound traffic at the intersection stoplight.
Based on the demographics supplied by the developer, one can safely assume that most
townhouse residents will also be early moming commuters. Ninety-nine units, each with
a minimum of 2 people, would suggest an estimate of 100 additional vehicles a day onto
Hazel Dell all of which will have to penetrate the fast moving or build up of traffic.
The exit from the development is only a short distance from the 116th Street intersection
and the number of resident cars that will impact this short stretch, added to the vehicles
already on Hazel Dell, will generate traffic problems bordering on disaster.
For this reason, it is recommended that a traffic study be undertaken to determine the
impact of this additional traffic burden at this very busy intersection before any
development takes place.
Even more importantly, this development as presently conceived can only be described as
a bad idea.
Thank you for considering these concerns.
w
{:,
U
To:
Cannel/Clay Plan Commission
February 5, 2002
From:
William B. Doron
11761 Lake Forest Pkwy
Cannel, In 46033
Subject:
DOCKET NO. 159-01 PP - THE TOWNHOMES AT HAZELDELL
Webster's Collegiate Dictionary defines P ARKW A Y as "a broad roadway bordered and,
often, divided with plantings of trees, bushes and grass.. .the landscaped strip or border
of a parkway".
This is an apt description for Hazel Dell Parkway as it exists today. The road is
expansive and, unlike the majority of other roads, free of commercial development and
visual blight. Beginning at 96th Street and traveling northward, a drive along it is a
pleasant experience with extensive landscaping, parks and subdivisions with significant
setbacks and attractive entrances and homes. By it's very nature, the parkway invites a
leisurely drive.
The proposal to construct 99 three story townhomes beginning at the northwest comer
of Hazel Dell and 116th Street and continuing up the west side for approximately a mile is
something that shouldn't happen. Each building will contain from 4 to 6 units, more than
60% of which will be located on the narrowest strip at the south end. The view from
Hazel Dell as one approaches the 116th Street intersection will be of something that looks
like an extremely tall brick wall starting at the sidewalks edge, extending up the parkway
and overwhelming the odd shaped site.
I understand similar units are being constructed along City Center Drive and in the
Village of West Clay. Those on City Center Drive will be in a more urban environment
with nearby shopping, apartments, the proposed Performing Arts Center and City Hall
directly south. The Village of West Clay is an extremely expansive site with the majority
of the development devoted to very large homes. The 48 units to be built there occupy a
relatively small portion of the land mass.
I urge you to protect Hazel Dell Parkway from this incursion. Thank you for considering
these comments in your deliberations.
~- - - ~
;
;,1-,
~I r-----..
\ \ ~-_/ ,-5: ?')
-, \ ,,~- -<J"
"'/'/ V ",
)l_ '/"\
' ~ "':.-
, ~..'
'\. ,....- \
g rEjeCe/VEil) ~.
I I . IJ ~
V~o-~\ ., lOa-
\"-~ lJocs I(!
~~
'-. /! - .
~ I-~-
''''--,--.L...!...:''',,~ -'
~
(;)
February 4, 2002
Carmel/Clay Plan Commission
Carmel City Hall
One Civic Square
Carmel, IN 46032
Re: Docket No. 159-01 PP; The Townhomes at Hazel Dell
Dear Members of the Carmel/Clay Plan Commission:
It has come to my attention that my presentation to the Carmel/Clay Plan Commission
(the "Commission") during its January 15,2002 meeting (the "Meeting") has been
characterized in a preliminary draft of the Commission's Memorandum of Meeting and
an article appearing in the January 30,2002 edition of the Indianapolis Star - Metro
North section (the "Newspaper Article") as "qualified support" of Platinum Properties'
proposed development of the land directly north and east ofthe Lake Forest Subdivision
(Docket No. 159-01 PP; The Townhomes at Hazel Dell; hereafter referred to as the
"Proposed Development"). Given that I believe that this characterization is both an
oversimplification and inaccurate representation of my comments at the Meeting and that
such a characterization has left a certain impression on people not in attendance at the
Meeting, I appreciate that the Commission's Memorandum of Meeting has been revised
to include only the direct quotes from my presentation. More importantly, the purpose of
this letter is to provide the Commission with a clarification and update on the Lake Forest
Homeowner's Association Board of Directors' position on the Proposed Development.
Given the relatively short period of time between the date when the Lake Forest Board
was made aware of the Proposed Development and the date of the Meeting, the Board did
not have an opportunity to fully investigate, analyze and review the Proposed
Development, nor to receive significant input from all of the residents of Lake Forest.
Despite these factors, the Board felt it was imperative to be present at the Meeting and to,
in essence, reserve a spot at the negotiating table for the Lake Forest community.
The emphasis of my presentation to the Commission was that (i) the Lake Forest Board
strongly believed that any development of this land was an inappropriate attempt to "shoe
horn" a development into a small, oddly shaped piece of land and in conflict with the
values that made the City of Carmel a great city that cared about the quality of life that
was offered to its residents, and (ii) given the possibility that the City of Carmel and the
Commission would view the development of this land as inevitable and unavoidable, the
Lake Forest Board had arranged for an initial meeting with the developer to preliminarily
discuss our concerns with the Proposed Development, that the developer seemed willing
to listen and discuss our concerns, and that the Lake Forest Board would continue these
discussions with the developer in the hope that the Proposed Development could be
revised in a mutually acceptable manner.
"" --
~',
"
w
.. Carmel/Clay Plan Commission
February 4,2002
Page 2
u
Since the date of the Meeting, the Board has received a significant amount of feedback
from Lake Forest residents and has held a community-wide meeting that provided all
Lake Forest residents an opportunity to share information and express viewpoints
regarding the Proposed Development. It is now clear that there is a significant amount of
opposition to the Proposed Development within the Lake Forest community. As a result,
the Lake Forest Board is reiterating its view that any development of this land is
inappropriate and (contrary to the erroneous quote in the Newspaper Article) that the
Proposed Development is not the best use ofthis land. Given the layout ofthe Proposed
Development, quite naturally there is not a consensus within the Lake Forest community
as to whether to support or oppose the Proposed Development. Therefore, the Lake
Forest Board believes that at this time it would not be appropriate to either officially
support or oppose the Proposed Development. Instead, various residents of the Lake
Forest community have and will be continuing to present their views to the Commission
and I ask that, given these unique circumstances, the Commission give these residents an
opportunity to present their views at the upcoming Subdivision Committee meeting on
February 5, 2002. Thank you.
Sincerely,
Brian J. Hynes
President, Lake Forest Homeowner's Association
..
~
Hancock, Ramona B
u
From:
Sent:
To:
Subject:
JAROADAMSON@aol.com
Wednesday, January 30, 2002 3:49 PM
RHancock@ci.carmel.in.us
Hazeldale Townhomes
On January 15, 2002, my wife and I attened the Carmel/Clay Plan Commission
Meeting concerning Docket No. 159-01PP, The Townhomes at Hazel Dale.
Needless to say, we were shocked whena Lake Forest Homeowner informed the
above Commission that an endorcement was given by our association for this
project.
It is beleived that the Lake Forest Board of Directors took it upon
themselves to assure the Petitioner (Platinum Development) that the consensus
of Lake Forest Homeowner was in favor of this project. We are not.
There are a number ooof reasons why we are not. I will cite two (2) main
ones.
1. Public Safety
(A) Entrances and exits will no doubt cause some traffic
problems on
Hazel Dell Parkway.
(B) Adequate roadway for large fire apparatus (aerial,
pumpers etc.)
servicing the proposed three (3) story units with
possible blockage
of this roadway by delivery trucks, trash pickup etc.
could not
We would
only be devastating, but a libelous problem as well.
like to see some imput from the Carmel Police and Fire
Depart-
ments on this matter.
(2) Lack of Communication:
(A) Prior to the January 15, 2002, meeting, we received only
one (1)
this
written notice dated January 3, 2002, informing us of
meeting from the Lake Forest Board of Directors.
(B) Lake Forest Homers Association has a web site. The
last
entry was on November 4, 2001. We also have a news
letter, a management company, block captains and
nothing
was forthcomming from them.
Since this meeting on January 15, 2002, the Lake Forest Homeowners
Association Board of Directors has scheduled a meeting with the homeowners
and Platium Properties for January 31,2002. I might add that this was done
because a large number of Lake Forest Home owners signed a pepition against
the Townhomes of Hazel Dell Project.
Therefore, we are opposed to this project due to the lake of data from all
paries involved.
Thank you for your time and concern pertaining to this matter.
John and Rosemary Adamson
11697 Lake Forest Parkway
Carmel, In., 46033
1
i,
.1
Q
~ e ~~
~ ,~"
RECEIVED "::;'
~N 30 2IJ02 I'~'
DOCS lJ
.~
u
January 28, 2002
Re: The Town Homes at Hazel Dell Docket 159-01-PP
Dear Carmel/Clay Plan Commission:
We the undersigned in our petition are against the development of three story town 8
homes at the proposed location of the Northwest comer of 116th Street and Hazel Dell
Parkway, known as the Town Homes at Hazel Dell docket 159-01-PP,
We have currently canvassed 106 of the 148 homeowners in Lake Forest subdivision and
97 or 91.5% of those canvassed are against the proposed development. This opposition to
the proposed development represents 65.5% of the Lake Forest homeowners.
Major concerns that were voiced during the petitioning effort were as following:
1. The high density of the town homes, both vertically and laterally especially at the
southern end of the tract to be developed are environmentally in poor judgment
and taste. Therefore, our residents are against permitting Waiver # 1 Minimum
distance between units of6 '. The Lake Forest community has a long history of its
subdivision being an environmentally conscious and designed community. For
example, in 1992 the Lake Forest Development received the Award of
Recognition and the designation of Global Releaf Community by the National
Association of Home Builders. This award recognizes the developer and the
community's effort and dedication to the environment by respecting the local
ecology and planting and protecting trees. In 1997, our Lake Forest community
was selected by the City of Carmel to receive sixty trees to plant throughout our
community.
2. The uneven distribution of green space throughout the proposed development
especially at the southern end of the track poses a major concern to the residents
of Lake Forest. Therefore, our residents are against permitting Wavier #2
Minimum width of 75'for Open Space. Locating a development with such
differences in green space dispersal beside our Lake Forest community with it's
evenly dispersed green space causes serious concerns among our residents.
3. Light pollution from streetlights in the proposed development is another concern
voiced our residents.
4. The issue of the affect of town homes on our property values is the final concern
of our residents. Ifthe land is designated for development our residents are in
favor of a residential community that maintains or enhances our property values.
We respectfully request the Plan Commission not to grant the four waivers requested by
the developer of the Town Homes at Hazel Dell. We are asking for your support in
rejecting the development as it is currently proposed.
..1-
'f. 'f,S Tit,..
~ 0 _ -i.,.
~. "'0
.~ ~
v ,
o 0
Sponsors oj
G~BAL
~~^r
~
"
~
~
-
o
~
P.O. Box 2000 .. TEL (202) 667-3300
Washington. DC 20013" FAX (202) 667-7751
CUtzens cartngJor trees
andforests since 1875.
January 6. 1992
Mark W. Boyce
C.P. Morgan Co.. Inc.
301 E. Carmel Dr. Ste. E-300
Cannel. IN 46032-2892
Dear Mr. Boyce:
On behalf of the American Forestry Association and the National
Association of Home BuIlders. we congratulate you and your development team
on the creation of Lake Forest as a new Global ReLeaf Community. After a
thorough. reView by a joint committee and consultation With the local Global
ReLeaf Expert. we all agree that the Lake Forest subdiVision in Carmel.
Indiana. meets the rigorous requirements of t~e Global ReLeaf for New
Communlties program and deserves to be designated a Global ReLeaf
Communlty.
We are pleased to recognIze publicly a developer who, through a unique
corporate conscience. has deliberately and successfully worked With the
environment by respecting the local ecology and planting and protecting trees
during the development process. By bringing together the needed
environmental and engineering professIonals. educating construction workers.
and initiating a program of long term care and conununity awareness. C.P.
Morgan has embodied all the best characterIstics of the land development
professional.
We would like to honor you by presenting you With an Award of
Recognition at the 1992 annual convention of the National Association of
Home Builders in Las Vegas. January 24th. Debbie Bassert at NAHB (800-
368-5242 ext. 443) will coordinate these actiVities with you. AFA and NAHB
will publlciZe your accompl1shments in your local press and through our
national network and publIcations. Further. we offer you the opportunity to
purchase signage and promotional/educational materials for your use on site.
Good luck in your future endeavors. We hope that all of your projects
become Global ReLeaf Communities.
;m
R. ~1npso
Executive Vice President
AInerlcan Forestry Assn.
6
--Hm--O
HH - - --- _n_ --0- -- - ___n
=- =~-S5-~--~--~---:o~--.-[AN:D----~:-~-~ ...---------
----A '2. .J - - - ^-Or:-~-I 5 r1 A1C E
___~_J. L. __ _ __QF_____~...I.c::];.I~- 'Cr!J - ---
----- -~~-3-- 9 % - -- _OF ~~_IO-WN_ ROJ~E5-
- - _n ---(-59---UN-I-"-S-j -S-SLOGS)--
..---- __.n ')'1 O,'c- - -n---'---C----A-K-I-O-'-
____n ___ .___0________0.F_______ 6J~_n_
----0. .. -:-., _H_ -- ----------0- ot:-KT -. -scRAC' E' - _H_,._._
H____ ..._/0 -OF---- hL-Ll'\l-- ....-" '. '---"
~=-~. =61-0/0 -- -_Of:-__ r-O-W--NHOMES:
,-( 6O-UtllTS~-..I2.-8LI)Q-s.)
--- _._,- .
.
.__ . ,~._.._..... .._. .__u__
.. -_...,:. ".". --.-._.._,.-.._..---~.._- -
<j?/}!{j / 7~ ;4 () () 2-.
Q.J 0
Petition from Some Home Owners in Lake Forest
I
Shown below are the signatures of property owners in Lake Forest who live
close to the proposed three story Multi family Town Homes that may adversely effect our
view and property values. We feel that construction of3 story multi family buildings or
any structures whose height protudes above the fence owned by our single family homes
co~unity is ,in bad taste/?
/<:W~
. "J ; e c1. 0 y-ct. L ~
/7
3. ~e~t2g~
E I~ f) 1"'501'\
C~~~
Iv .
-Wo er l ""-ei":" ."
fl" ~Jul~
=hl~ Ph9J IP n
., .
~~
'wIe S
..
~
g,
/0,
III
J).;
~y'l6 ~Jw.JJl?.]) c p f
6:L-~::L A~k/ (!/(T
,5' ~ ~ if
U/tHL~~ t Ii
~:<. to / FAl YL;; ~
J-'2'-j 1-. F~ ~ '
/7 (J
cb.r-,Z to 7 Uth--~/ ;;(~F~
524+ ~ ~<A-
,5;J y cr fJ/J\AP-L~~
5;)5/ ~~
S.2 7 7 cclu-.~<-/.- U j.
)7,~'1 ~ c+
5l7o f)()}MCI el,
I
r J1,,6<~62.
w
o
2..
Shown below are the signatures of property owners in Lake Forest who live
close to the proposed three story Multi family Town Homes that may adversely effect our
view and property values. We feel that construction of3 story multi family buildings or
any structures whose height protudes above the fence owned by our single family homes
community is in bad taste .
Iii
I\~l ~ ~OJ-e {PcJ~_
~ 7 &/~~~j'Guff'
02 16- {)U/22G~
, 17S6 ~fC(;f.$v--&.~ L.r-i.
il7~O f~ r~c'N
-1113~ h,/~-I k-'~ L.../
\.,,- -;7;' .--' /.Q // J
\ \ ( ,>.:::> r~) ry-> ''-'"1 0/A . 1 ,,~
. J b
\ \1 \0 :r-D R'0+t?~- r::Llfl
Jl:1~ ~y;.t a- ~
l [ to CttV ~z:o ( ~1U, ~_J
I f 67 ~ ,';.;i& r rfI!-/C Lr!7vc-
/' /)
116:;1 > h~@s ;,~
!~~
IJ~ ~,-o e /It;~ ~f.
HO"WleOUJYle.R signe.cL on
othe..r .she. e-/:.
r' . ;$ ~ ,;l 0 cr 2-
~
\v
o
..a
Shown below ar~ the signatures of property owners in Lake Forest who live
close to the proposed three story Multi family Town Homes that may adversely effect our
view and property values. We feel that construction of3 story multi family buildings or
any structures whose height pro tudes above the fence owned by our single family homes
community is in bad taste ~
,;2,7,
~8,
:';; "'\
dlf.
"0
..3 .!J-'"
.3,
3!-
..39 ,
~<>L
..I....,..!).... (J'b
'\ -'v -
.. l.
1 /~ v--'
ob
c:: 'l 11 -::L. J.. ~.. /. 4. F.
,~; Y--- ~ ~ L C'L-
,/---) &
\~. '''} ,3 (;' ,"\. /
-4<6.__ L 'J_'~.-/\. / ~
/
~lb3Ll
\\ - .~'
)Ju'x C~
'--
r'
/7- ;2 0 0 2.-
~ U
Petition from Some Home Owners in Lake Forest
Lj
Shown below are the signatures of property owners in Lake Forest who live
close to the proposed three story Multi family Town Homes that may adversely effect our
view and property values. We feel that construction of3 story multi family buildings or
any structures whose height protudes above the fence owned by our single family homes
community is in bad taste .
7't>
(!jadhSJ
~~ tr~
JJa... w-n A}"'c he. yo
\
,~-~ ~r ~Wm~ or
(f)J!O ~/!1s~
~~~p
C/
~~ ~ I ~V\sre I (~
6~/J p~ J: ~
37
o
":)
I " '
I,
50235' ~k
-, / ,
, cLj Ii 1t~,n
/117 G, I c~~ f-.z- ' ' ' /~U!
5Ui)
-
J- 1 /117
J (,-"Z.4,JL L,/'.
,t
52Stt rGt~ C~---
{Jd76 ~/1 ~~
5;)..5~ &l tV 0Cd c+
:Y;;z 7 ;V -::h (jJ>- a
/I'
l...a/~O<DCJt-
~
o
s
Shown below are the signatures of property owners in Lake Forest who live
close to the proposed three story Multi family Town Homes that may adversely effect our
view and property values. We feel that construction of3 story multi family buildings or
any structures whose height protudes above the fence owned by our single family homes
community is in bad taste .
5),
/ / (;, g 7 ~-L Jtiv-~/ jJ~"::;f' 0
(' ?~~, :ILJ Jf0"J.:1j
51
/ / ~s & U ; c.. (.L.n. ~ ""- G-t.
c..GL.~ ~'L- I, :C rv ^I G, <> "3 3
\ \ (., ("2 V :d-<:J \' i r-c ('~-
~ Y'Y\~ \, II\..! t.lUD'-33
)/6.-1-1 -./Jelen'..<- L>f
~, ;11./ Lf-tc- >}'
1 \ G 'J'~ -J: z.+u ;.--j' c~ L +.
CnJ~ I I N 4Lz(Y'""'7:'
5'Z- r-c 3 Lr{~ ~?I Y\-r-: ~ w,."
Cct v l1'"Y')e I I -r:. tV '1t:P,.1'?
11~6iU~~~
~ ~J/ Ybo'33
IIlp/5 -VLcti~ ct.
Ct1/VV}f& I -;:./l/ 4- & ()33
Ii/iS.)' d~A.-JQo..vlW~) .illoJ33
J 17/8 fc./est PIA ( 1 La,,~ i Carmel, TN t.f.bOE
,
,
. :>::."..... ...=-~., ---: ::..~
5 Lt ~.L/ L ,,"'-./ ',-_. ~ ___ _
I ...' ... .",- _/--- ~
R /ch 0. 'rJ.. T tA. ~
5$:~ ~~~Dd PBfit;z
A,,5.L CL:
" .tAAJ
!57
t' 0.. l 0/...
s&, vUCG
Ylck/~,
51J."''-V--'', ! " c~
~ ~~a.w ~",ce.
/pO. ~-::ry ~_
IRo~ :5bor
,I. ~p~
. P 0.. 'r I rJ... P. s (,LJ a. Yl 5 0 \It
\ j- C .
t~ ~(~i C~~
~;1i ~ 0 '.J! /
t3, -L:2~
. L t e 9 '("'0.- Sm ',.-I; h
/17 OJ 1ft!( E ht2Es...,-- Pj(I,J y CM~ 1& fJJ3
5~(dp KLLJ~ C;t Cc~J Y4035
.; 2 <{$ P cJ IZ S r;-L L tv. /'A-I? I1t:.L
1_ 12- ~O(;'-
w
o
b
Shown below are the signatures of property owners in Lake Forest who live
close to the proposed three story Multi family Town Homes that may adversely effect our
view and property values. We feel that construction of3 story multi family buildings or
any structures whose height pro tudes above the fence owned by our single family homes
community is in bad taste .
b'l.
~b,
~ /p.
t, 7-
tg,
t'1.
11
rllCe.. rnor,Ca..
1bCKM-J-. ~
Rob ~ t'r G ~r)'l'l a.. n,
~ ...
7(, .. ~AcvrvJ,r1j
J-,"Ylc:L~ 'l4i lL
~
'<~
.'.\
'" "t
.,\.... ~.
S2Dff' cleM"- ~.. d:;-
~-lcrb ~~Y..
S I 9 J c...1 e eM- LJ1~ c.t-
l ({o(c/{ kT C:C,
//051 U IC17jf/A cr.
,I !0'f; R~ e:J-.,
('7 ~ 7/ ';&:/@rlI-// ~
/ )'7;2..g illite ro~7 f>}!f,
1/1./1 {' ;f;u~;f IfvJL u~
5710 ?(//(ScL.LAI.
~2~?-' Be:sec L;)
)L7~
F .;9--1 ~ c \,) v .fl.. 1-
5Jn !1uJ~
/. ~ J ~ ,;? 062.
~
o
7
Shown below are the signatures of property owners in Lake Forest who live
close to the proposed three story Multi family Town Homes that may adversely effect our
view and property values. We feel that construction of3 story multi family buildings or
any structures whose height protudes above the fence owned by our single family homes
community is in bad taste .
'77 ;7 h/J; /) i; ~ ,7 , (l J>>3VJ..VJ,.,
. c~;;;;;:[:nU[ c:~~~~ g ~
I'
7S /.
C \>ho-m \0 ~ 0)
7Cf ~~
ft JJ fj 1A.Jtn> Kf)r\
~o'~~'ffj;~~
1/~~
, ~ - cYpLJ)S"J.t 1711
q~wtH
~3 ~'l ~~
"~~~;.~_ -C,
817~--"-' - - ~
iifLtM AJ Fe _' 15 Ie SeAl
'J,,-
.BIJa-~h DttI
g 10 80-1- ~~~
~f'~H; ~c .
--/~\~
&7 ~~~
f,'i1 .JJu.l/4n ~U
5?S9~
SJ.43
~UQ~e-1 l CtV1 ,
-
II t 7 L VI ~ I 0 {C.J~ q .
6'700 E I/&'tfc-~
5') 1/ (J~L4?tb
/-/ "cJ
/ (.? (,/Ll 1/ ( e--:'fDrj Q 7
if /p<ll a /ftPs--r P /L. L-t--J.
/ /7)'1 Pu(('~e/ L~
!/7~7 ~..e6PJ' L,~)
1/ 80 3 ,cq,<f<j..J L fMUL
! 171 S- Pt7!l yL. L LLJ
51 71 (!bar idee &:
<69 ~ A cJ~.
L g L.\' fL W ,0/
\..- v ~ l ~, It . (.IvI' {\ ''-'\
I k.. P, I n
S-J. ~I ~_. ~ " ()Jtlr 1/r'
/- d.. 7- :J. 062-
. ..
:;
I t/O,
w
(,)
Shown below are the signatures of property owners in Lake Forest who live
close to the proposed three story Multi family Town Hqmes that may adversely effect our
view and property values. We feel that construction of3 story multi family buildings or
any structures whose height protudes above the fence owned by our single family homes
community is in bad taste .
6::W1 iNu P&/J1f-Pv, ~~
5'( 11 ~L~'"2t, Dr, ~
g'
5 {'1?, i-lrKc (lOI/l/f Pr? c/f1(I"-'1r?-
;aO] iJCLJL~./)o.VJI-D<Gd (~ct/v~
II g-I () Pa t3e I l~tUL
~\ ~<D ~,.y~..~G(' t! ,J#
~ /FJ cl~~ 23.11.
S 179 c{ eay {rNke c.;:t-
9f
"
w u
PETITION SYNOPSIS
..c,..'~
-
fl>. .~
This map shows that 1 06 out of 148
homeowners in Lake Forest were
polled to see if they object to the
proposed 3 story multi - family
buildings that might be built behind
the fence on Pursell Street.
Nine people (8.5%) [green blocks]
did not sign the petition. 97 people
(91.5%) [red blocks] signed the
petition.
91.5% of the canvassed people
said NO to 3 story Town Houses
U)
o
I( i
Hancock, Ramona B
From:
Sent:
To:
Subject:
FEstr3186@aol.com
Monday, January 28, 2002 3:57 PM
RHancock@cLcarmel.in.us
Hazel Dell Development
Good Afternoon,
My husband and I attended the City Planning Com. Meeting on Tues. Jan. 15.
and we will be attending the Subdivision Com. on Tues., Feb. 5.
We have lived three years in Lake Forest on the North pond. Name and address
as follows:
Ken and Ann Estridge
11763 Pursel Lane
Carmel, IN 46033
848-1915
FEstr3186@aol.com
Prior to the information we received a few days before the Planning meeting,
we were unaware the property on Hazel Dell was to be used for town homes. No
information was received from our Homeowners Assoc. until the meeting notice
was put in our mailbox. We were not informed of any meetings with the new
developer and our Homeowners Assoc.. Board members that had occurred prior to
the Planning meeting.
We attended the meeting not knowing what to expect but were very shocked and
disappointed to hear that 3 story multiple dwelling buildings would be built
upon the property extending to 116th. This is so out of character with the
existing neighborhood. The beauty of our natural pond and the quiet stretch
of green on Hazel Dell is one of the few spots left without development
between 116th north to 146th. We chose our present home because of a lovely
eastern view of water and trees with the quiet that invites Great Blue Herons
and Pilated Woodpeckers.
When we purchased our home we were told the City would not approve of
building on such a narrow strip of land. This seemed logical. We were
dismayed to hear our Homeowner Assoc.. President state that this land would
have to be developed and was happy to hear of this particular plan because it
would allow for green space at the North end of the Lake Forest neighborhood
and the adjoining neighborhood. Since our President does not reside on the
pond facing Hazel Dell he seems to be agreeable to the present proposal.
Why does this narrow strip of land have to be developed?
We have not been allowed an opportunity to voice our objections and concerns
to our Assoc... A very brief time was allowed for rebuttal at the Planning
Com. and we were not prepared. We were so astounded by our Presidents
rebuttal comments that sounded more like approval that we couldn't think of
what to say! We just want it to be known that our Homeowners Assoc. does not
speak for all the homeowners in Lake Forest. and we hope there will be ample
opportunity at the Subdivision Com. Meeting to make our concerns known.
I believe your committee is concerned about the excess of developments and
their effects upon existing homeowners. We hope you have considered how a
wall of brick townhouses very close to the curb on Hazel Dell cannot improve
in any way the esthetic appearance along Hazel Dell. The backs of these
units will be facing existing homes. Cars for 90 townhouses will exceed 100,
roads would be between the backs of the town homes and our beautiful pond
with all the noise and lights that go with multiple dwellings. How sad!! Is
1
'-D U
t... ~... -{
there any possibility Carmel would consider this narrow strip of green a
logical spot for a small park with restful seating for all the hikers and
bikers? If it is too small for a park isn't it too small for 90 townhouses?
,.
2
"
..
January 24, 2002
RE: Lake Forest Residents concerns regarding the proposed development of
The Town Homes at Hazel Dell Docket # 159-01 PP
Carmel! Clay Plan Commission
Department of Community Services
One Civic Square
Carmel, IN 46032
Attention: Jon Dobosiewicz
As of January 24,2002 seventy-eight homeowners residing in Lake Forest community
have signed a petition expressing concerns over the proposed development of The Town
Homes at Hazel Dell Docket #159-01 PP. This represents over fifty percent of the 148
homeowners in the Lake Forest community.
The following are concerns as expressed to us by the corresponding homeowners
regarding this development. We request this document become part of the public record.
Property Values in Lake Forest
This is the number one concern of the homeowners. They question why the town home
values are incongruent with the surrounding home values.
Lake Forest Residents' questions:
. What is the ratio of values ofthe town homes? For example, how many town
homes will be in the $140,000 range versus $200,000 range?
. How will this ratio of values affect the surrounding community property values?
. What is the market niche for these town homes?
. Will all town homes be build at one time or will there be a phase in process of
building over time?
Hei2ht of Town Homes
This is the second concern of the homeowners in Lake Forest Development. Issues
expressed by Lake Forest Residents are ones oflight pollution, privacy, and design.
Lake Forest Residents' questions:
. How will light pollution from the unit's structures be controlled~
. Are there any light studies proposed to address the light pollution issue and it's
affect on the residents of Lake Forest?
. Will the glare from the proposed development affect Hazel Dell Parkway?
. Will the backs of the units be visual to residents in Lake Forest?
. How will the issue of privacy be address for both the residents of Lake Forest and
proposed The Town Homes at Hazel Dell?
. Does the imprint of the proposed development enhance Hazel Dell Parkway
design?
1
~
.
Housin2 Densitv
This is the third concern of the homeowners. Of the homeowners we spoke to numerous
comments and concerns were given concerning the building of so many homes on a
narrow strip of land between Hazel Dell Parkway and 116th street?
Lake Forest Residents' questions:
. How many units will be build near the following streets in Lake Forest
Community: Pursel Lane, Edward Court, and Faye Court (collectively called the
area along our fence and mound)? It looks about twelve units is this correct? How
many families will this represent?
. What is the ratio of green space of the units along the fence and mound versus the
pond area of the development?
. Are there play areas/green space located in close proximity for residents of these
units along the fence and mound?
. Several Lake Forest residents expressed safety concerns for children living in the
town homes and the heavy traffic load along Hazel Dell Parkway? How does the
builder address this issue in the design plan?
. How will children and residents access the proposed Founder Parks across the
street from the Town House at Hazel Dell?
. What is the access or path design to the green spaces for the residents of the Town
Homes at Hazel Dell?
. What is the access by the Town Homes at Hazel Dell residents to the 6.11 acres of
green space -- Open Space "A"?
. What is the status of the proposed DNR conservation easement for the 6.11 acres
of green space - Open Space "A"?
· If a DNR conservation easement is not granted for the 6.11 acres of green space-
Open Space "A" how will this area be developed or maintained?
· Will the proposed development require any easements from the Lake Forest
Community?
Is there been any proposed agreements between communities for upkeep of the
ponds and mounds shared along the borders of Lake Forest and the proposed
Town Homes at Hazel Dell?
The street behind the units are near to the mound and fence. How will the
developer handle this issue?
· How will the proposed development affect the bicycle/walking path along Hazel
Dell Parkway?
. Are the visitor's parking areas adequate for the proposed development?
· Will parking be allowed on the cuI de sac near units 1 and 2?
· Is any traffic study proposed to study the affect on additional traffic and flow
from the proposed development onto Hazel Dell Parkway?
· What is the traffic flow into and out of the Town Homes at Hazel Dell Parkway?
. Will we need to build a new primary school to accommodate the increase in
student population from the proposed development of the Town Homes at Hazel
Del?
2
,.,
.,
Waivers in Docket # 159-01 PP
Lake Forest Residents' questions:
. Are there any differences in zoning for construction of town homes versus single
family homes in Carmel?
. Do the waivers requested by the developers impact the green space requirements
for the City of Carmel?
We respectfully submit these questions to the Department of Community Services. We
appreciate the staff of Community Services for their time and commitment to the
community of Carmel.
Ann Mathieu
Patricia Skiles
Lake Forest Residents
3
Hancock, Ramona B
From:
Sent:
To:
Subject:
Jevack, Gerald [Gerald_Jevack@MCFA.COM]
Wednesday, January 23,20022:43 PM
'RHancock@ci.carmel.in.us'
lake forest I town homes at hazel dell
THIS IS IN RESPONSE TO mE FACT SHEET I HAVE RECEIVED REGARDING mE TOWN
HOMES AT HAZEL DELL AND THE ZONING MEETING ATTENDED AT CITY HALL ON
JANUARY 15, 2002.
FIRST I WAS SURPRISED TO HEAR mE PRESIDENT OF THE LAKE FOREST HOME OWNERS
ASSOCIATION SAY HE WAS HAPPY WITH THE REVISED PLATT FOR mE TOWN HOMES
AT HAZEL DELL. I DIDN'T KNOW WE AS mE HOME OWNERS IN LAKE FOREST VOTED TO
HAVE OUR ASSOCIATION PRESIDENT TELL THE ZONING BOAD OF CLAY TOWNSHIP THAT
THE PROPOSED DEVELOPMENT WAS GOOD FOR LAKE FOREST.
QUESTION: HOW CAN A COMMUNITY THAT WANTS TO MAINTAIN A HIGH LEVEL OF RESALE VALUE OF HOMES
LET A DEVELOPER COME INTO mE COMMUNITY AND BUILD
THREE (3) STORY BUILDINGS ON FIFTY (50) FOOT LOTS WHEN THE MAJOR PORTION OF
HOMES IN CARMEL SET ON MUCH LARGER LOTS. THE 50 FT. LOT WIDTH AND CLOSENESS OF mE
STRUCTURES WOULD DO NOTHING BUT BRING THE VALUE OF THE
HOMES IN THE AREA DOWN.
THESE ARE SOME OF MY THOUGHTS REGARDING THE HOMES AT HAZELL DELL.
PLEASE BE ADVISED THAT I A LONG WITH THE MAJORITY OF RESIDENTS OF LAKE
FOREST DO NOT BLIEVE THE HOMES AT HAZELL DELL DEL VELOPEMENT SHOULD BE
ALLOWED TO PROCEED.
GERALD mv ACK
5255 FAYE CT
LAKE FOREST SUB DIVISION
CARMEL, IN.
1
Hancock. Ramona B
From:
Sent:
To:
Subject:
gwbech [gwbech@indy.rr.com]
Wednesday, January 23, 2002 8:20 PM
RHancock@ci.carmeLin.us
Townhouses
Sir,
Relive in Lake Forest,next to the area where they are proposing to build townhouses.
Docket 159-01-pp. We are opposed to this idea since single family housing was rejected.
Please reject townhouses also. Thank You,
Jan & Gary Bechtel 5260 Faye Ct. 456033 gwbec~indv.rr.com
<mailto:gwbech@jndv.rr.com>
1
Hancock. Ramona B
From:
Sent:
To:
Subject:
Judy Coats [jacoats@indy.net]
Tuesday, January 22, 2002 1 :45 PM
RHancock@cLcarmel.in.us
Ryland Homes Proposal
Dear Mr. Hancock:
I am a homeowner and taxpayer in Lake Forest in Carmel--11687 Lake
Forest Pkwy. I am concerned about the development the adjacent property
to Lake Forest bordering Hazel Dell Pkwy.
I wish to OPPOSE the proposal of the Ryland Homes for Multi-Family unit
T own homes along Hazel Dell Parkway between 116th Street and 126th
Street.
I would not object to single dwelling homes and I did NOT object to Mark
Stout's development proposal for single family dwelling custom homes.
Regards,
Judith A. Coats
1
January 18,2002
/;@J--:rJ;
/ f%. ';..-- :..J.....(]~
^ ,\7 "
j"Y ......
l>;;,r'" ~.~ ~ ~
i-! ru.~:-(' ~\ -
k~1 ~~ \~ t~ ,f!!
\"~ \ \\.~ ? !-
\","-'\ St- I;J
\/"'.~ ,(:"
\ iOY"' ~" /,/" "
\-"<//;"'-J;~>... /,,,~ j/
'-,-<'C ~1'iiir_-.___r-~'\f\~~;,/
"~'- ~-,-.L..i}~r~--~"/
Marilyn Anderson
President of Carmel Plan Commission
Dear Ms. Anderson,
We are writing in response to Docket NO. 159-01PP concerning the planned
development of "The Townhomes at Hazel Dell". We are aeainst this proposal and
recommend the Plan Commission not give approval to this development.
We are against this proposal for the following reasons:
1. The high density of the planned community on such a small parcel of land.
2. The impact of this high-density community on traffic flow on Hazel Dell drive.
3. The impact of this high -density community on traffic safety to the residents
living in the community.
4. The environmental impact of a high -density community On the surrounding lakes
and park areas along Hazel Dell Drive at 116 Street.
5. The impact of this high - density community on the overall design and plan
useage for Hazel Dell Drive and the Carmel Community.
We feel "The Townhomes of Hazel Dell" is an example ofa high -density community
being developed on a small parcel ofland. As stated in the January 15,2002 hearing, this
proposed community is one example of trying to develop every available land parcel in
Carmel for housing. We need to be careful on our overall design and zoning of planned
communities in Carmel. Our residents and city government are working very hard to
provide green space, landscaped boulevards (ex. Hazel Dell Road), and great City
services. We need to continue this effort and be cautious on how we develop future
available land to ensure we are meeting our goal in making Carmel a wonderful place to
live and work.
Respectfully Su~~ted by, ..
~-r~~S~
Brian and Patricia M. Skiles
5276 Edward Court
Lake Forest Community
Carmel Indiana 46033
TO:
CARMEL/CLAY PLAN COMMISSION
-"'--\" ':"" ~
~\ \ ~,?,;', il I ""
. /! '." \ \-'_....'--..... 7 ~
'\ ')""::'--' <-i~,\
L,,// ....' v'
h':[7 :{' \~~}\
,t'Y nte~ Y::~
--1 J _ --
\ -j\ 'AN 18 2002 r~?
-\ DocS Jj,
, " . 1
, .,\ . I,{\ ,
,\/). ,/--,7
'< )>r~ . A(;('V
~ 7-7-;",'-r-n,q;~y
-~~l~~'~/~
January 18,2002
FROM:
WILLIAM B. DORON
11761 LAKE FOREST PKWY
CARMEL, IN 46033
SUBJECT: DOCKET NO. 159-01 PP - THE TOWNHOMES AT HAZELDELL
On January 15, as a Lake Forest property owner, I had the opportunity to address the Plan
Commission relative to concerns in connection with subject project, a proposed
development of99 townhomes directly adjacent to and east of the Lake Forest
subdivision.
I called to the attention of the Board the fact that the backs of the units, proposed to be 3
stories high, will tower above and be extremely close to the fence line separating the two
pieces of property and will drawfthe I story residences within the Lake Forest
community.
I am, reliably, told that the Hazel Dell community will be exactly the same as the
townhouses now under construction in the Village of West Clay. These units are brick on
three sides with some type of vinyl or composition finish on the rear which is what
residents in Lake Forest will be looking at. In addition, there is a 2nd or 3rd floor balcony
which will overlook and impact on the privacy of Lake Forest homeowners and, as is
always the case, despite the best attempts of Association covenants, balconies lend
themselves to the clutter of storage from bikes to trash.
Of significant importance, it is also noted that the 6 acre parcel at the northern end of the
property, as well as an 8 acre lake, represents the major portion of the greenspace
requirement under current codes. This leaves a much smaller percentage to be distributed
over the balance of the community, particularly at the south end where the majority of
units will be located. In fact, as I took a quick look at the developer's plan the other
evening, it is apparent that only two small areas of frontage will be planted north of the
entrance and no plantings at the south end. The 6 acre greenspace parcei is buried and
not visible from Hazel Dell and a view of the lake will be obscured by the townhomes.
How is this going to beautify Hazel Dell Parkway which, to date, remains one of the
nicest roadways in Carmel?
This property is most unusually shaped and I can't understand how a former proposal to
develop 37 single family homes was deemed undesirable but99 townhomes could be
acceptable.
Thank you for your consideration of my concerns.
\\) \AA\Q~ ~. ~
Subject: Docket Number: 159-01-PP
----T/-
/\5.~iJJ \ il'1fZ?'h
d \ ;v- <0';:-'-'
(,i~v ...t <\/ \..
y 4' \/\
-- ~ V~~
January 16, 2 '~.-~ JAN ill ~ S~~"'-'"
\,~~.~ Do u,)2 .,
'0" !,,~,
\:/' . "'\I , .
/,..'1
~ ~. I
1-'.... ./' "-',---./
'\;~'{/1--,..., /<\ '.7
~ I ";""-T'T" ( ., ,/
,.J~LL~_-1..,~:~~f //
Norman P. Mathieu
5277 Edward Ct
Carmel, In 46033
To: Carmel/Clay Plan Commission
Attention: Ramona Hancock
I attended the Carmel/Clay Planning Commission meeting last night and came
away with the feeling that what was proposed was a "done deal". The two speakers that
followed the Platinum Properties Spokesman seemed to be very happy to have their
backyards in a Park like setting at the expense of their neighbors. Their coziness with the
builder and their endorsement with the eighteen signatures reeked of "not in my back yard
but OK in his". Many home owners on my end of Lake Forest were not opposed to Mr.
Stout's proposed development but are opposed to looking at the balconies and rooftops
ofa 3 story apartment type buildings. My thoughts are shown below.
(1.) Why would you discourage a developer who wanted to build custom
single family dwellings in a single family dwelling neighborhood and
approve a high density 3 story multi family building developer in a single
family dwelling neighborhood?
(2) Why would the Planning Commission break the continuity of beautiful
homes with lots of green spaces and large trees for the southbound
traveler on Hazel Dell parkway with a wall of 3 story buildings?
(3.) Contrary to the Platinum Spokesman's opinion voiced at the meeting
a $140Kto $200K, 2 to 3 BR, town house will appeal to Single
Parents with teen age or younger children. There also will be first home
buyers that will have children that may not be able to move up right away
There will be children!!! Founders Park directly across the street will be
a temptation and the busy highway will be a safety hazard to them.
(3) Normally when you look across the street from your front door you
expect to see the front of the dwelling across the street, not the back of
the building. Some homes will do this. I will see it from the window of
both of my dining areas
Please do not approve 3 story buildings in our neighborhood and do not
approve any of the requested waivers. As you know, these controls were put in to protect
us from developers that want to squeeze in as many homes as they can.
As a matter of interest the Notice of Public Hearing that was sent to me is very
misleading. 99 lots of Single Family Town Houses sounds like 99 houses not 3 story
Multi family buildings. This probably was done to lull the people into tranquillity until
everything was approved.
Please do not rush this proposal through, the people that would like to see
this venture go through have had an unfair advantage over the people who will be
adversely affected. Many of them don't have a clue what is about to happen to them
Please pass this letter on to all of the board members for me. Thank you for
your help.
,
Yours Truly
Norman P. Mathieu
Ph # 846 7690
/
Hancock, Ramona B
From:
Sent:
To:
Cc:
Subject:
Jff70@aol.com
Thursday, January 17,20025:15 PM
RHancock@ci.carmel.in.us
NORMMATHIEU@email.msn.com
Townhouse development adjacent to Lake Forest
Dear miss Hancock:
My wife and I were out of town and incidentally never received a notice of a request for variance for the aggregates
property which is now up for development as low cost multi unit housing. It was described by someone on the planning
commission as a win=win situation. I strongly disagree. This will introduce multiunit attached dwellings into a primarily
single family detached neighborhood. I do not object to lower cost housing per-se, but I do object to apartment type condo
structures in our neighborhood. Please pass this along to the planning board and whomever has to vote on variances.
J.F. Fiedoral
5246 Edward Crt.
Carmel, In.
46033
Ph. 846-2987
1
-.
u
u
,
,I ~
,
.-
:; .January 15,2002
TO: The CarmeVClay Plan Commission
We support approval of Docket 159-01 PP; The Townhomes of Hazel Dell as filed by Paul Rioux of
Platinum Properties. This project is currently in the review process with Lake Forest/Brookfield
neighborhoods, City Engineering, and the Plan Commission. We are aware of the pertinent information
and issues.
As such, we are pleased that the following improvements to past concerns are being addressed and today
we publicly express our support of this project. If the planned improvements listed below do not
significantly change we respectively ask the Carmel Plan Commission to approve the project at the
February 20, 2002 meeting including the variances requested.
1. The approximate 6 acres between Brookfield and Lake Forest on the north end of the proposed plan
will not be developed and will be deed restricted from any and all future development possibilities as
a conservation area or through a similar designation.
2. The plan will eliminate public vehicular access to the 6 acres referenced above but emergency or
maintenance access will still be available.
3. During construction of the townhome buildings and property development construction traffic will
not be needed to enter Lake Forest and Brookfield neighborhood streets. After the units are
occupied no additional public traffic will be routed through the neighborhoods. This is because there
are no new access points to the neighborhoods in the plan.
4. There will be no construction on the lake banks or changes made to the lake that will impact water
levels to the other three Lake Forest lakes that are all interconnected.
5. Adequate landscaping and buffering is planned between the proposed development and Lake Forest
and this project should not negatively impact safety or quality of life in Lake Forest or Brookfield
neighborhoods.
In summary we feel this development as revised can be a win-win-win project for the neighborhoods,
the developer, and the City of Carmel.
Signature Printed Name Neighborhood & Address
Iv1 ~~.ft L/m r III/cVs~ JJ lq~ fb~-j-) 52-96. ~h_ f{.J-\f"' ])r,
v J
2 4!J..:&,/tv4 t? J. SfMI,W.J:CH ~)OBJ:ftdd j /2 Y It TUf/fPJlIsll #/1 Y
3 t~U- /I.o~rr e5~ (J(koj'- neLl 1.:2 l( 1'5 5f'l ,,,-,~~~IU<-~
dlJ~Q-.lr,~~ Lind/) 13- ~-Maf\ ~~~d l~~l~ Sp"Ur\Sb1ook.e- fvf)_
5 -1-- ~~- (,. MA~-rf ree;.J<../1Ik: 1At!.F- FO~e.~T S-ZJ? L-4KE 1b,A.I! V<.
Page 1 of 3. 1/15/02 Letter of Public Support for The Townhomes at Hazel Dell
L __
.Yahoo! Mail
u
Q
Page 2 of5
In summary we feel this development as revised is a "three win" project for the neighborhoods, the
developer, and the City of Carmel.
Signature Printed Name
7 ~M';'j zh~1
, j~tl-Z9 )fr'Jt1"uo~
Neighborhood & Address
r c-
-; - .'
t< v IV. (~v"..,~ I, 1tUiL.toJl
8
9
10
11
12
13
...IShowLetter?box=Inbox&MsgId=5569 _633390_14631_829_8267 _0_121 &bodyPart=2& YY 1/9/2002
'.. J . _____ '.
,;'
~ -'
: . Signature _ fJj PrInted Name Neighborhood & Add.....
306J1/CR MJr ~ruce Waite lake. Forest 5/7(0 L.q~e pornT Dr.
31 ~LA \, ~C\~~ ~Sa-u.t. ~ ~~ t ~l~ Lc..b-" ~L~ .
32 /71 tJ/}; i/l7A/lb~ ~ 1
::~~~:}:t.t
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
u
Q
oi,I.,~
1..,,-\ k.( --:;::m. ~+ ~ cQ ~ G l... 1\ \u~ 0 ,~ ~, ~
LctF-f:- ~rd 970 L-q/eMuf: Dr
Page 3 of 3. 1/15/02 Letter of Public Support for The Townhomes at Hazel Dell
I
. '\;-~
\
\
'1,;' - --- ,"\;,
~
Q
January 10, 2002
In reply to: Docket # 159-01- PP
ff~WJ~,
lle;,'1 .t ,~
/ <I 1Al2.~1I\ J
f' .~'U~
\,j c J~" 10 2002 . "".':'i
\>, ftnr,S -
'. /\ UUV OJ
, :;,. /:.,~"
',' "1
<./ /" y"
'../ ....;,........... Q.
,,/1, ;'~~. 7~ --("\ (')
,<.:1 f 11r;f;'~m ' ,/
'-...l-----.:;-....:..~:...-....~""
Carmel/ Clay Plan Commission
Department of Community Services
One Civic Square
Carmel, IN 46032
Attention: Jon Dobosiewicz
Dear Carmel! Clay Plan Commission:
SUBJECT: ~B$~~l~~~
The Lake Forest Homeowners Association has an interest in Docket # 159-01- PP on the
Commissioner's Agenda. Written Testimony on behalf of the Lake Forest community is as
follows:
1. Ground Water Level. Jones & Henry Engineers, Ltd. in an April 23, 1999 letter to Lake
Forest, Subject: Lake Forest Development Lakes notes a general decline in groundwater
levels in the vicinity of Lake Forest. The letter states that the City is concerned with the
impact that lower groundwater levels have on their well no.16. The letter suggests the
potential of discharging portions of the storm water from Hazeldell Parkway and adjacent
developments into the Martin Marietta Lake adjacent to the North Lake. This would have
the benefit of recharging the ground water level in this area. The water level in City well
no.16, the Lake Forest North Lake as well as the lake of the proposed development is
directly related to the ground water elevation in this area. The only foreseeable resolution to
this problem is to raise the ground water in this area. Should this development, or any other,
be approved, it would benefit the City, Lake Forest and the petitioner if the City Engineer
would include the discharge of storm water from Hazeldell Parkway into the petitioner's
lake. Petitioner has agreed to request this accommodation from the City Engineer.
Dewatering necessary for development would further lower ground water levels in this area.
Petitioner has agreed that any dewatering necessary during construction would direct the
discharge into one of the lakes rather than into the storm sewer.
2. Landscape and Mound Maintenance Easement. There is a boundary fence atop a 6.5
ft. tall and 40 ft. wide earthen mound along the east property line of Lake Forest. The
earthen mound includes a 20 ft. Landscape Greenbelt Buffer and Drainage Easement on the
Lake Forest side and a 20 ft. Landscape and Mound Maintenance Easement on the
petitioner's side.
Petitioner has acknowledged the Landscape and Mound Maintenance Easement and agreed
not to alter any portion of the earthen mound in any way that may disturb the stability of
the boundary fence. This prohibition will also be included in the Townhomes at Hazel Dell
Declaration of Covenants, Conditions, and Restrictions.
II'"
\....... ~.
_" - - ~4
~
u
-2-
January to, 2002
Petitioner has agreed to reserve an easement in the Townhomes at Hazel Dell Declaration of
Covenants, Conditions, and Restrictions for Lake Forest to retain access to the Landscape
and Mound Maintenance Easement for upkeep and maintenance of the boundary fence.
Petitioner has agreed to include in the Townhomes at Hazel Dell Declaration of Covenants,
Conditions, and Restrictions a requirement to share equally with the Lake Forest Home
Owners Association, any expense related to the upkeep and maintenance of the boundary
fence.
3. Conservation Easement. The DNR Conservation Easement appears to appease those
who opposed the plan proposed by the previous developer. The Lake Forest Homeowners
Association Board of Directors has no objection to this notion.
4. Height of the Townhouses. Petitioner has agreed that the placement of outdoor
lighting at the Townhomes of Hazel Dell will ensure that Lake Forest residents will not
experience any glare from garage, security and! or any other lighting and that the height of
the Townhouses will not obstruct reasonable vision, light or air. Petitioner has agreed to
include in the Townhomes at Hazel Dell Declaration of Covenants, Conditions, and
Restrictions a continuing restriction on the placement of lighting.
5. Easement. The Lake Forest Homeowners Association Declaration of Covenants,
Conditions, and Restrictions require approval of two-thirds of the membership to transfer
or dedicate Common Areas to a public utility for such purposes. Provided such easement is
necessary, the Lake Forest Homeowners Association Board of Directors will recommend
and seek such approval no later than the annual meeting to be held on the third Thursday of
March.
Respectfully,
Board of Directors
Lake Forest Homeowners Association
'...... '. ..,.
h~'8:;t~: ~i, ,,'L ','. t:~~l:iJ;>~~;\~';;:~t~~:;pijlt~,/:;:;'l)~;~,~' ,( ~;~fi~}'~1;'I!A'ii;:' . ,/'t~ "; ,'<}$:~A/ . ",';\~Il:_;;~"1::~r'
:~?!'~'i'~ ery'Forest~~'gets':'{'emMlnOnmeIltcilf.aw ' Yi~
~\~J~~r',~'i~';l<?ti;\~~};~" .' '>",\'2' -';~;2;\'\;/ ['\U!~"f;:~li~j~'d . ,~\~:~:~,;~;t'd':':)&;"!:.t ......, .'. ;:l,;l'L~}~~~;c;;;~~!, ;~~~~~~J
,',;~,;"';>;,f;. .. woods andbuiWa natl1ret~il'.';"
AL 13.; points, ~ound, th~,ttailt,t;
signs/describe . different,.ha~i- .
tats present ,at. the site.:' The::
trail itselfwas: made from:wood:.
chipsXgenerated, during::'tlj"'f
cle~lilig' of scrol. treesa,.,.
de;~~~J;~~~~~A~'i~e~J1', ,
indlistry;'hM, bee~Jnter.est~d)~:
preservation';. but' the; proces~',
ha(fits an.dstart~.' ~F;~ : :t;~, ii
"W was,:,'f9rei~n' to, engineer.~;: f'
to, l~)nk~bPut .... pre~,ervin~:.1
trees..' sal<:I: Mark 'W.,Boyce.,
Morga~ "'vlC;:,e president"q,f ':'r~;'
search andllll:id;' developm~n~l~E:. .
'.:. ' ,- -:,.%~ '_ ' '.,'.. ..~_.-;." :.tt.', :.'i
Typically'~~;,dev~lopers tOQk"a"
sub~ivision"and:::divided'it: Into.' .
equal-sized;Jotf!.,: If'that'mea,nt'
~:~::ic~i-~!~~~<~~1~,~h~;~~~ :~~t
Pop~lar tcXJaYAs:aimore~env ~tLI
ron~entally fle~ible \approa~IFr
If. .a, . ~ite , . con~ins .... g~!')l;1ps .:of
mlM ..".
ing , to :,;pl;mt'r:~~~
nothlngfor:bullde .... . .' .
, The IdeaJs~this:As,the aWl:\rd
Ismade"each. year.' association
members 'can: study, successful
attemptsJat mixing conservaU!')n
and'. development, "Our 'eventual
hope is to do a numberoHhings.
including a handbook for devel-
opers." Bassert said. "Most de-
velopers ,know that environmen-
tal regulations are here to stay."
Phillip Rodbell.. an. urban' for-
ester with' the forestry associa-
tion. said one criteria for'.lthe
award is that environmel)tal
concern ~'has to be deeply woven
Into the ~hole process." The
group liked such efforts as the
nature trail. "ltfollows' our
whole philosophy that conyersa-
tion and developmel)~ can occur
simultaneously." ".,' " .
J.:' ."?l"
......
.r ..,. '"
. . '.~j!~J!i~~~higt1li~tsa ,tree
~~~,;~~;~,:,,'"C .j:~
,~:fp.~~';:ac. se,,~r,alwild!ife. .'.:' .
rj..~., ~~~~1~:~~~';~~~~1:i;~;~~~%'~':'~~;~:~;:~~',!0~t~;~ir~t~~;~~~~e,'~~~~'~~r:i:Yel-
:.". ..' '.'A'.~ ,-: :,,,,'<;,~:~, ' ,''-'';'. ",,',,,,,:\\,,.'''-,oping'.oni'are' niOsUY'';farmland ..
ii1'!::ii,~gYti:~'ii\!,j~l:~t~ ;;~-:~:,: ';f.~
.<; ..... " . :"""< :~.:<Morgan also'is encouraging
:,:'C~~~',~D~~~ from .~~~.:l \"" home' buyers ~oplant..trees. Part
: trees;:<th'rY ',fall';be pre~ervcr<l if' . of the approach' is JO emphasize
':Jots'vary in..'sIze. Some lot!; will, ec~nomics.Woo9~d lots general-
.' be.smaller than" othe~s' to keep ly draw' better prices when . a
~..\':J the'trees'in ,place....>' :c, . home is resold.: The developer
" . Carmel~based Estridge Group :, also handed out seedling trees to
preserved a group of trees at one 'home owners.
of its projects in Fishers.. Es- "By planting a tree. you're
tridgemade, one section of :Iots really Investing.in the long-term
sml;\ller'thani an adjoiningsec~ '.'value of the ',neighborhood."
tion;In effect. Estridge made the Boyce said. .' .
two sections ,of lots Into separate Debra Bassert.' senior.' land
. subdivisions. with the tre~s " use planner of the home builders
forming a park, between them. association. said the' Global Re-
,', Morga,n a,lsO.used ,a, similar . Leaf award is "a means of get-
. approach at,La~eForest;'Besides:..;Ungbetter inforOlationout to the
preserving trees. the developer, d ey e lop men t com m unit y .
also planted about 200, (ldd!tio?- , ,There's a fair amount.of.lnfor-
qz' (D
~3
~~{tr,N~ig~t)~~l(~9~r
>are,bein '?d~r^ne
c,~j~~~di!!~!~],~12
,where the-quaIity~c:'
of life is '. '.
~;\,:<->;~.' ';' i. ,~:'-'~ .,.:.~ :~-~'::~- ,,", <~j_:' :~.:~~ "-' . . ~:i"~::\:~1~{
'. ~~coglll~e.~h::1:h.l!;~tff; .."
tr'!iilf~~
f~w~ita!tili!
f~.~lil~t
tR~~~i~8i:~~,,~")": ,;;.....'i;;.;cR~':~.::"
;,... ,$:"~:"'5.~n"';"''-' ....,.....""~.'
'~11~~
~@~'~;:~tz~:~=~
',- ".~:~: : "- ;,;:t;., -.. ::,~,:::':,; 3~':.:i:tfi' -:::~:>3":;h:.;i,.~:c.:=:f~)::.~~::;;{\<?~\i~}l~'i~~;1.
r:"~;~;ili~~~~m~~~~~:~~i~~f~~~~~tf~~~~~t~I~f~EI~'~tr~~r~f,;~nj~J,:;,~::.t};?;;;'Z;"<'~;;;',':;
';~'. lakes, Inthe'subdlvls,on: Outdoofspaces)irlc:l:~~enltle:s.~~~~ em' ..J '/
.t.~.._: ".., '. . ,,'.l. . _ ,"",- ~," .', '. ,'"._ ." ,,,,',,".1:S,i:.. .,-- '."'~ ._-:-r.~"",,1_.,..._..~;,....'._,~r.:,.~.
~it 'ater ,Importance In. ,"new-home. communlties";;;;;~ <
J! ~~;i)!;r!11'.~'r:'rr};li:':~~J~:
""'"