HomeMy WebLinkAboutLetter #139 Don Fortener
Butler, Bric
From:Don Fortener <dnfortener@aol.com>
Sent:Monday, November 18, 2024 10:11 AM
To:Butler, Bric
Subject:Stout Farm
I am writing this letter to express my objections to and concerns about the proposed project on the
Stout property in West Carmel. Please forward this letter to the Carmel Planning Commission and the
Zoning Board.
This proposed PUD does not conform with the character and image that I perceive Carmel wishes to
maintain, and it certainly is not compatible with the surrounding neighborhoods.
There are many issues with this development that need to be addressed, not least of which is the
effect on traffic on Towne Road, 126th Street, and 116th Street, which is already becoming a
problem. Other issues include the additional burden on local schools and pedestrian safety in that
area. Density, lot coverage, drainage, setbacks, and access to the amenities of the Village of
WestClay are additional concerns for property owners in West Carmel.
With regard to density, this project does not seem to conform to the city’s zoning requirements
outlined in the City of Carmel Comprehensive Plan and Unified Development Ordinance. The
proposed property lots of 4500 square feet are quite small. As a professional who worked for and with
production builders for 40 years, it is my opinion that a project such as this will not reflect well upon
the city. During the Village of WestClay meeting with the developer, their presentation was somewhat
misleading in that they indicated that they were building fewer than four houses per acre. Actually, it
is closer to 10 houses per acre when you subtract the acreage of the existing Stout home and six 1-
acre lots set aside for larger homes (14 acres) and the 6 acres of green space from the 37 acres of
the proposed development. One acre equals 43,560 square feet. Dividing 43,560 by the proposed
4500 square feet per lot equals an unacceptable 9.7 lots (houses) per acre.
Regarding lot coverage and drainage issues, the developer is requesting a variance from 35% lot
coverage to 75% to 90% coverage, which is almost guaranteed to lead to drainage and stormwater
runoff issues that cannot be adequately addressed by the proposed retention pond. Also, the builder
wants a variance for setbacks at the rear of the property line and between the homes. The proposed
setback of 3 feet to the lot line or 6 feet between structures is not adequate and can only contribute to
the stormwater and drainage problem. Based on my experience, setbacks between buildings should
be a minimum of 15 to 20 feet. Anything less than this 20-foot requirement between buildings can
create water issues that require some type of extraordinary control mechanism, such as French
drains or unusually extensive storm sewer systems. This atypical development would require a
drainage system designed by experienced water resource engineers in conjunction with the Hamilton
County Drainage Board.
Please consider these concerns and deny this proposed development, as it does not even meet state
R4 zoning requirements or conform with the City of Carmel Comprehensive City Plan and Unified
Development Ordinance.
Thank you for your consideration.
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Respectfully,
Don Fortener
12455 Branford Street
Carmel, IN 46032
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