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A Farmington Hills, Michigan-based developer is looking to build 30 single-family houses at a new age 55-and-over development on the north side of Carmel in a change of plans from a proposal made last year.
Schafer Development LLC is proposing to build the subdivision on about 14 acres south of East 146th Street and west of North Gray Road. The for-sale residential community would be marketed toward empty-nesters, according to documents filed with the city.
Pulte Homes of Indiana LLC would build the houses, which would range from 2,200 square feet to 2,750 square feet and cost between $700,000 and $750,000. Community amenities would include a dog park, community gardens and a pond overlook.
Schafer Development is seeking to rezone the property from R-1 Residential to the Andrews Planned Unit Development.
A PUD is a zoning tool that defines and regulates proposed development and guides developers on permitted uses and design standards. Developers submit PUD requests for projects such as housing developments and commercial districts.
Plans for the Andrews PUD have changed since the Carmel Plan Commission initially reviewed the development proposal last year when Schafer proposed building 46 duplexes and 14 town houses priced in the $500,000 range.
Last year, nearby residents expressed concerns about density and traffic in the original plan, while plan commission members thought the proposed amenities and floor plans would appeal less to empty-nesters and instead would attract families with children.
The plan commission on Jan. 16 voted unanimously to recommend the updated plan for Andrews PUD. The Carmel City Council is required to vote on the plan for Andrews PUD within 90 days of the plan commission’s recommendation.
Carmel City Council member Adam Aasen noted the changes made to the development plan at the council’s Feb. 19 meeting.
“This was introduced when I was first on plan commission, and I remember it looked nothing like this,” Aasen said. “Since my time on the council and in the five years prior to that writing about council as a reporter [for the Current in Carmel], I don’t think I’ve seen a project change as much from the initial [proposal.”
Carmel resident Jayne Gates who lives in the neighboring Grey Oaks neighborhood said during the public hearing that the current plan is “tremendously better than what we started with.”
However, Gates said she and other nearby residents still have some concerns about the project, including that Andrews PUD residents might drive through their neighborhood to access the subdivision.
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Retirement in Indiana for only 750,000. Make it make sense.
As a reminder, this is in Carmel, an exception to nearly all the rest of the state in terms of home prices, values, household income and wealth. Many of its long-time residents have seen their home values double or even triple over the last 10-20 years making a $750k retirement home within reach if they want to stay in the area.
Even for Carmel, this seems a bit over priced. Design is ugly, and looks like a standard 350-400K house. Plulte and Schafer seem to be dipping for that extra cash without making the houses look like it deserves it.
I have lived in Carmel for the last 18 years and I concur with Jason B.’s comment. A 2,200 to $2,750 square foot Pulte house in a dense neighborhood with small lots for $750,000 seems a bit high, but I am sure people will be lined up to buy.
I’m a 25+ year Carmel resident and while I wouldn’t buy one these homes, the great thing is the free market will be the arbiter of what’s too expensive and what is not. I would point out that the new Courtyards of Carmel Epcon development across from the CHS stadium (also a 55+ community) starts in the low $500s with the smallest homes being 1,519 square feet. My math says that’s about $330 a square foot. The Pulte homes outlined in this article start at $700k for a 2,200 square foot home which is about $320 a square foot. As far as lot sizes go, I’m not aware of too many people in this age category looking for 1/3 to 1/2 acre lots. If anything, they’re looking for smaller lots that either take far less time to maintain or maintenance-free options where yard work and snow removal (seems funny after this snow-free winter) is all taken care of.
Only thought to the price tag (which agree the design itself does NOT look extra special or worth $750K). But part of the cost could be the amenities going in this place. Hearing Pickle ball courts, indoor/outdoor pools, very nice gym facility, and of course all, 100% maintenance handled for all residents. Are they building in amenities value into the pricing?
But back to design, wish these builders could show more design creativity, to create developments that don’t seem so…stagnant, boring or builder basic at first blush.
Nice to agree with you again Steve! Ha!
If only the development community could-would attempt some 21st century modern versions of the old mid-century modern designs, and the gullible public move past their expectations of same old, same old late 20th century track house designs, maybe our new communities would finally enter the 21st century.
One of the things even devleopers complain about is the suburban cities and towns and especially in HamCo is that their municipal boards are much more picky about exterior ashetics, materials, etc… which drive up the price and add nothing to the home as far as living there goes. It just drives up the price and the tax revenue.
Only in Carmel would an “affordable” development go from $500k to $750k and we would call that a success.
Also I think these homes are huge for what are supposedly being marketed to empty nesters who are attempting to downsize. And if this is the home they’ll spend the rest of their lives in, eventually stairs and basements are going to pose mobility challenges.
1. People who are willing to spend $750K for their last home are probably used to a home with more than 3500 square feet, so this does represent downsizing in square footage if not in value.
2. There is nothing in the story about basements or 2nd floors, so I don’t assume stairs are part of the equation. On the other hand, I wouldn’t spend $750K on a house in Indiana that didn’t have a basement.
3. I agree that the exterior elevation is suburban-subdivision bland. I’d expect all-stone or all-brick exterior for the money.
4. Custom interior finish is likely what’s driving the cost; a full-custom kitchen is a $100K+ line item. Likewise for the principal bath and closet: expensive upgrade options. Real hardwood or stone floors or a wood-burning fireplace are another upcharge. Maybe outdoor patio kitchens too.
This looks like classic Pulte construction. Boring outside design and facading, minimal brick, or stone material for an upscale look, and most importantly way overpriced for the finished product and quality of construction. I wish they and other mass production homebuilders would go away.