HomeMy WebLinkAboutLetter #35 Terrence KunstekMul$-Family Density Property Comparables provided by Developer:
From Tab 11:
h=ps://cocdocs.carmel.in.gov/WebLink/DocView.aspx?id=2255611&dbid=0&repo=CityofCarmel
Clickable map:
h=ps://www.google.com/maps/d/u/1/edit?mid=1ONfS472qsFhMqGjbd8_6c2jWnMaRsps&ll=3
9.96464198445214%2C-86.1469073&z=13
The Carmel “Wishbone” is the area within Meridian and Keystone. You can click the map to
explore all of the comparable mul$-family proper$es provided by the developer.
• Red Property – Target Development inside Carmel
• Green Proper$es - US-421 Corridor
o All outside of Carmel, including Zoning Influence
o Only one of the proper$es is adjacent on one side to residen$al, and there is a
massive 12+ foot wall with greater setbacks with smaller and shorter buildings
• Blue Proper$es – Carmel Most Similar in Style
o Five are zoned PUD, one is zoned UR
o All of the comparable proper$es are miles from S-1 zoning
o Where any residen$al is nearby it is of comparable density to the apartments
• Purple Proper$es – Carmel – Most recent developments
o Zoning includes Two PUD, Two UR, One UC
o All are located in the highly-dense urban Carmel downtown region
Only one Carmel comparable outside of the Wishbone was provided, and it is in a PUD region in
the extreme Northeast region adjacent to Noblesville.
Permi=ed mul$-family within Carmel:
Yellow = S1 Zoning, All other colors = Mul7-family permi>ed
Permi>ed mul7-family zones:
R5, UR, B3, B7, C1, C2,
UC/MC (upper floors)
Special excep7ons for mul7-family:
R4, B5, M3
UC (first floors)
The comparables provided by the developer demonstrate an a=empt to cram an en$re PUD /
UR zone project into a $ny B-3 lot. To be clear, the developers provided no comparable from
R5/B3/B7/C1/C2/R4/B5/M3. The developer has failed to present even a single reasonable
comparable. On the contrary, they verified the communi$es’ concern that a project of this
density is en$rely out of place and would cause great financial hardship to the adjacent families.
This can be a great project for our community if you simply design the project without the need
for variances. It needs less units, less buildings, less building height, less building length, less
parking, and less lot coverage. This will result in more greenspace, less destruc$on of natural
habitat, less traffic, less noise, and less light pollu$on. Most importantly, the residents of this
new project will have a higher quality of life while not harming the character of our community.
Aria Apartments – No adjacent residen$al, not in Carmel zoning
The Domain at Benne= Farms - No adjacent residen$al, not in Carmel zoning
The Reserve - Not in Carmel zoning
Smaller buildings, shorter buildings, adjacent to fewer homes, and only adjacent on one side
versus three. Separated by a 12-foot completely masonry wall. The developer claims the wall
was built by Crystal DeHann.
Lakeside of Carmel - 12484 Breaklines St, Carmel, IN 46032
Zoned PUD, No Adjacent Residen$al, inside Carmel Wishbone, 1.72 miles to nearest S-1.
Sunrise on the Monon - 1501 Starcross Ln, Carmel, IN 46280
Zoned PUD, Inside Carmel Wishbone, South of 99th, 2.06 miles to the nearest S-1.
Buffered by new single family construc$on to the north and exis$ng mul$-family to the south.
The Seasons of Carmel - 9815 Seasons W Dr, Indianapolis, IN 46280
Zoned PUD, Inside Carmel Wishbone, South of 99th, 1.81 miles to the nearest S-1.
Buffered by major roads
One One Six - 760 Walkabout Cir N, Carmel, IN 46032
Zoned PUD, Inside Carmel Wishbone, 1.92 miles to the nearest S-1.
Commercial area. Buffers include retail and 116th street to the nearest residen$al.
The Legacy Town & Flats - 14471 Community Dr, Carmel, IN 46033
Zoned PUD, Fully surrounded by PUD. Extreme Northeast edge of Carmel.
Alexandria of Carmel Apartments - 1411 Fairfax Manor Dr, Carmel, IN 46032
Zoned UR, Inside Carmel Wishbone, Fully surrounded by PUD and commercial
North End Carmel - 525 N End Dr, Carmel, IN 46032
Zoned UR, Inside Carmel Wishbone, Fully surrounded by UR, Adjacent to Meridian
The Signature at Carmel - 13101 Old Meridian St., Carmel, Indiana
Zoned UR, Inside Carmel Wishbone, Fully surrounded by Commercial
Midtown Flats - 591 Monon Blvd, Carmel, IN 46032
Zoned PUD, Inside Carmel Wishbone, Fully surrounded by Commercial
Avant Apartments - 12890 Old Meridian St, Carmel, IN 46032
Zoned PUD, Inside Carmel Wishbone, Fully surrounded by Commercial
Olivia on Main - 1111 W Main St, Carmel, IN 46032
Zoned UC, Inside Carmel Wishbone, Fully surrounded by PUD and Commercial