HomeMy WebLinkAboutCrook Rebuttal 05-04-06
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May 4, 2006
To: City of Carmel Plan Commission
Subdivision Committee
f"t\- AV\dvew Crook
Re: Docket No. 06010009: Crook PUD
Subdivision Committee Members:
Through the review process during the Plan Commission meeting on February 21,2006,
and the Subdivision Committee meetings on March 7 and March 30, 2006, several points
have been brought up by the committee and remonstrators that I want to address in this
document. The major issues are:
~ Density of the PUD
~ Impact of the PUD on Westwood Estate homeowners on the northern border of
our property
~ Price of the homes in the PUD
~ Concern about traffic flow from the Crook PUD into Westwood Estates
~ Demand for housing
Density
The requested density of the Crook PUD needs to be put in the context of the
development that has occurred in our part of Clay Township. We purchased our land in
1987. We build our home and moved onto the property in 1988. At that time, there were
no subdivisions in the area west of Spring Mill road and north of 131 st. The nature of the
area was farm land and a small number of estate size lots and homes. Intensive
development began with the zoning approval of the Saddle Creek subdivision. The
density of Saddle Creek is 1.84 units per acre. This approval, along with the high
demand for housing in the Clay West area triggered much more rapid growth than
envisioned by us and the City of Carmel in the Comprehensive Plan in effect at that time.
Figure 1 shows the developments and densities from 1995 on in our area. Including the
Village of Clay West, which is directly across 136th street on our southeast property line,
the weighted development density is 1.94 units per acre. Excluding the Village of Clay
West from the analysis shows the weighteq average density of 1.57 units per acre.
The rapid development of our part of Clay Township necessitated providing
infrastructure to support the subdivisions and the new residents. This included providing
electricity. To support this demand a substation was needed. This resulted in placement
of the substation by PSI adjoining our northwest property line. Figure 2 shows the
substation. The placement of the substation was the motivating factor in the sale of the
property on our northern boundary. This property, in addition to a parcel on our
northeast property line was purchased by Justus Homes and developed into Westwood
Estates.
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Figure 1
Period Development Location Zoning Acres Units Density
1995-1999 Village of West Clay (amended 2005) 131st Street and Town Road PUD 681 1729 2.54
2003 Heather Knoll (amended 2004) 141st/Towne Road S-1 77 153 1.99
1995-1999 Saddle Creek (amended 2000) 141st & Ditch S-1 262.1 482 1.84
1995-1999 Kingsborough 141 Street, West of Ditch S-1 66.6 112 1.68
2003 The Trails at Hayden Run 141 st IT owne Road S-1 40 65 1.63
2001 Hayden Run 131st St, SW ofTown Rd. S-1 45 70 1.56
2002 Westwood Estates 141st I Towne Road S-1 34.792.. 53 1.52 ·
2005 Murphy Hall NW comer ofW 141st Street and Towne Road S-1 55.3 82 1.48
2002 The Ridge at Hayden Run 141st/ Towne Road S-1 74 105 1.42
2004 LongRidge Estates SE of West Rdl141st St 8-1 127.6 180 1.41
2002 Lakeside Park Subdivision 141st I Towne Road S-1 155 215 1.39
2002 The Lakes at Hayden Run 141st I Towne Road S-1 81 III 1.37
2002 Aberdeen Subdivision 131st St, SW ofTown Rd. S-1 36.9 50 1.36
2004 Lakes @ Towne Rd, The SW comer of 136thlTowne Rd S-l 40.4 54 1.34
2003 Towne Pointe 131 st I Towne Road S-1 25 28 1.12
Total with Village of West Clay 1802 3489 1.94
Total without Village of West Clay 1121 1760 1.57
Figure 2
The substation created, and continues to create a negative impact on the attractiveness
and appeal of our property, and had a major impact on the development of Westwood
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Estates, including the density that was allowed. Figure 3 shows the plat for Westwood
Estates.
Figure 3
Common Area C is next to the substation and power lines that run to the north. This land
was considered not to be viable for lots because it was compromised by the substation
and power lines. This resulted in high density lots on the eastern part of the development.
Excluding Common Area C, the density of the Westwood development is 1.85 units per
acre. As evidence of the difficulty in selling lots next to the power lines and the
substation, only lot 5 has been sold from lots 1-18. (Justus Homes web site, May 4,2006,
Attachment A). Lot sizes in Westwood Estates are comparable to those being proposed
in the Crook pun. Lots 17-21 which border our north property line range from .24 to .30
deeded acres. Taking the strip of land across our northern property line, Justus Homes
put 5 units on 1.66 acres, for an effective density of3.01 units per acre as shown in
Figure 4. Figures 5 and 6 show pictures ofthe homes on our northern property line.
(Lots 17 and 18 are vacant.)
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Figure 4
Crook Property - North Boundary ----------------------------------------------------------------7
Source: City of Carmel GIS Site
Figure 5
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Figure 6
Beyond the impact of the substation, the effective density of Westwood Estates, and the
general density that has been allowed in our area, is the desire to conserve the woodlands
on our property. The woodlands represent approximately 3.5 acres of our land. In
keeping with the City of Carmer s desire to preserve woodland areas, and our wishes to
preserve the woodlands, only two lots are planned for this area. One of the lots is our
existing home. To preserve the woodlands, and to make the development viable, a higher
density for the project is needed. Figure 7 shows the northern part of our property.
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Impact of the pun on Westwood Estate homeowners on the northern border of our
property
Concern has been expressed by residents of Westwood Estates on two fronts; the density
of development next to their properties, and overall value impacts. One of the primary
reasons lots 19-21 in Westwood sold was due to the "open space" they would have next
to them. The developer has met with members of Westwood and come to agreement on
set backs and landscaping. I think it is important to note that where Justus Homes put 5
lots on our northern boundary, the Crook pun only calls for 3 lots on their southern
boundary. Effectively, where they have 5 lots, only 2 lots will directly adjoin the five
lots. Figure 8 shows this comparison.
Figure 8
Price of the homes in the pun
Questions have been raised, primarily by some residents in Westwood about the price
point differences that might occur. The price points for homes in the Crook pun have
been stated in the range of $380,000 to $580,000. These price points are consistent with
those in Westwood Estates. Figure 9, taken directly from Justus Homes website, show
the advertised prices for the various models offered in the development.
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Figure 9
Lexington
Derby
Triple Crown
Size: 1,823 sf
Price: $265,000 *
Size: 1,886 sf
Price: $265,000 *
Size: 2,036 sf
Price: $275,000 *
Thoroughbred
Winners Circle
Belmont
Size:
Price:
2,233 sf
$290,000 *
Size: 2,465 sf
Price: $300,000 *
Size: 3,378 sf
Price: $375,000 *
Lot Price Not Included
Lot prices are $75,000 to $80,000
Home and lot price range of $340,000 to $455,000
Lot 8, Thoroughbred Model
2,835 square feet
Total Cost $416,000
The price points for homes in the Crook PUD are at our above those in surrounding
subdivision.
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Concern about traffic flow from the Crook PUD into Westwood Estates
The Westwood Estate development was approved with one entrance/exit point onto 141 st
street. Stub streets were required to the east, and on our property line. These stubbed
streets are consistent with the city's desire to have connectivity through developments.
This was a major requirement for the developments to our west between 131 st and 141 st
streets. With traffic in this part of Clay West, the flow is predominately to the south and
east, rather than to the north. With the addition of traffic circles at 136th and Ditch, and
136th and Spring Mill, it is much more likely that traffic from the Crook PUD will flow to
the east and south. It is more likely that traffic will move from Westwood through the
Crook PUD rather than traffic moving to the north.
Demand for Housing
Development in our part of Clay West did not follow the guidelines set forth in the
Comprehensive Plan in effect at the time we purchased our property. The rapid
development of Clay West has impacted the type of development that can occur on our
property. Low density estate type development is limited based on that small segment of
the population who can afford and want to maintain that kind of home. One developer,
Guy East, was quoted in the Indianapolis Star (Saturday, April 29th); "We can sense that
the market (in high price ranges) is overbuilt. . ." Edsel Charles of Market Graphics is
considered an industry expert on develop trends and demand according to the
Indianapolis Star article. During his annual forecast presentation made Thursday, April
27, he reported a slight surplus of homes going up in price ranges over $650,000. He
stated these type homes are harder to sell and sit on the market longer because there are
too few buyers. Given the substation, the density of Westwood on our northern property
line, and the future impact with the widening of Towne Road will have on the property
on our western property line, it is highly unlikely that people would buy our property for
low density estate homes.
Concerns expressed about the amount of development that is sought in Clay West, and
whether it is being "over built" is not supported with data showing the continued
population growth in Hamilton County and Carmel. Subdivisions continue to have
strong sales. Extensive development is planned for areas west of Westfield. Sighting
again from the Edsel Charles forecast presentation, he predicts 20,016 more homes will
be needed in the next five years in Hamilton County to meet housing demands.
Demographically, people are moving to housing that requires minimum maintenance.
This means smaller yards, which translates to smaller lots. As more of the "baby
boomers" move toward retirement, the demand for smaller homes, with premium features
that could not be afforded earlier in their lives will increase.
Lastly, the Comprehensive Plan Update draft has been made available. I fully understand
that it is a draft, but I feel the draft land use designation for our part of Clay Township
reflects the reality of what has occurred around us, and what I have stated in this
document. The draft shows a land use designation of "suburban residential" with
allowable densities in platted subdivisions between 1.0 and 4.9 units per acre.
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Respectfully submitted for your consideration,
~f.I/- ~
Andrew William Crook
2288 West 136th Street
Cannel, IN 46032
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Attachment A
J't-lStus J{Ol1teS - Westwooa~states
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MARJarr READ"
_ IMMF.DIAffi MOVE IN
SUsre Brown (317)319-7405
19954 Inglenook Lane
Carmel, IN 46032
(3HI571-7070
Ema~: wBstwoodllstales@juslU!;,nel
CJ AVAlI.ARI,f;
CJ SOW
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