HomeMy WebLinkAboutLetter #170 Terry O'Brian
Butler, Bric
From:Terry O'Brien <tobrien@obrienauto.com>
Sent:Monday, December 9, 2024 1:52 PM
To:Butler, Bric; Terry O'Brien; Laura O'Brien
Subject:Clay Cottages PUD Rezone
REGARDING: CLAY COTTAGES PUD REZONE
December 9, 2024
Bric,
Please share the following with the Carmel Plan Commission regarding the Clay Cottages PUD Rezone
on Towne Road.....
Dear Plan Commission,
Our family moved to the Village of WestClay in 2016. We love our neighborhood and love living in
Carmel, however we're concerned about the Clay Cottages PUD proposed to develop the Stout Farm
property.
We provided feedback when the city was compiling the Carmel Comprehensive Plan in 2022 through
both online surveys and in-person pop-ups. We also shared feedback with multiple candidates over the
last several election cycles. In every instance, our feedback expressed the same concern we have for
this project. We understand that undeveloped property will be developed, and that the city has a desire
for more affordable "middle housing," however we feel this proposal is not appropriate for this property.
Density
o The Comprehensive Plan identifies the "west neighborhoods" as "suburban
style living on large subdivided lots." In the UDO, the purpose of the current S1
zoning in this district is to...."provide for the development of innovative
residential environments in keeping with the rural character of this
district.....(and)...the introduction of open space and conservation lands within
subdivisions...(and)... to protect remaining significant natural features....by
placing an emphasis on less intensive urban land uses." Even as a PUD, this
proposal is far too dense with regards to lot size, setbacks, and lot coverage. It
would negatively affect the schools and traffic.
Lot Coverage
o The Comprehensive Plan identifies the west neighborhoods as typically having
25-50% typical building coverage. The presentation stated that the total lot
coverage was up to 90%.
Drainage
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o With hard surfaces covering up to 90%, adequate drainage is
unlikely. Although a larger retention pond will hold some run-off, the volume of
water collected will affect properties downstream, especially with the recent
number of "hundred-year" floods.
Greenspace
o This proposal claims over 6 acres dedicated to undeveloped greenspace,
however the bulk of this figure comes from the mandated retention
pond. Some of the greenspace also appears to be roadside rights-of-way and
easements rather than actual usable undeveloped park land.
Amenities
o The developer mentioned the possibility of a picnic shelter in the center of the
project. Today's homeowners expect new developments to have neighborhood
amenities like a clubhouse, pool, pickleball courts, firepits, etc. There are no
amenities in this proposal. It's more than likely these residents would try to
use the VWC's amenities including the pools, tennis courts and clubhouses in
addition to the playgrounds, parks, etc.
Rental
o A big concern is the number of residential homes being bought by out-of-town
companies as investments. Several neighborhoods in Carmel and adjacent
have seen hundreds of properties sold to out-of-state investors to rent, making
it hard to build a neighborhood and sense of community. Additionally, rental
properties owned by non-local companies often forgo maintenance and
upkeep until it's required through enforcement. This proposal has not stated
that they would disallow rentals.
Design
o The layout is uninspiring. The streets are straight. The sidewalks are
straight. There is no design - no winding roads, walking paths, or items of
architectural significance.
Property Values
o This proposed development would negatively affect the property values in the
Village of WestClay and every nearby west neighborhood.
Quality
o Taylor Morrision's reputation for quality and integrity appears to be a national
issue...
Yelp - 1.3 rating out of 22 reviews
Trustpilot - 1.3 out of 51 reviews, including samples in the screenshots
below
BBB - 1.14 out of 144 reviews
and the YouTube video HERE.
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For these reasons, we oppose the Clay Cottages PUD rezone to develop the Stout Farm property. It's
inconsistent with the Comprehensive Plan; it's inconsistent for the west neighborhoods; and it's
inconsistent as an adjacent neighbor to the VWC. This proposal is a missed opportunity. Once
developed, it can't be undone. This property should be developed to complement nearby
neighborhoods. It should be an asset to Carmel with quality construction, architectural significance,
ample greenspace, and resident amenities, regardless of home size or cost. The development should be
one that residents of the Village of WestClay and adjacent neighbors are excited about and embrace
rather than remonstrating against and dreading. Please oppose this proposal until the right development
presents itself.
Thank you for all the time and effort you dedicate to both the Plan Commission and the City of Carmel!
Terry & Laura O'Brien
1769 Milford St
Carmel, IN 46032
317-979-5646
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