I respectfully request that the Noblesville Planning Commission and Noblesville City Council REJECT LOR Rangeline, LLC's Applications LEGP 0192-2024 and LEGP 0208-2024 (the "applications") for rezoning to create the Morse Village Planned Development (the "Development"). 

You should REJECT the applications for at least one of the following reasons:

1. Contrary to the Comprehensive Plan: The proposed Development is in the direct conflict with the Noblesville Comprehensive Plan. The West Pointe portion is in an area designated as "Residential" on the Future Land Use Map.  This means the predominant use for the area is "one to two-unit single family residential," NOT a 5 story, 300+ unit townhome complex. Additionally, the West Pointe portion is either partially inside or right next to a Floodplain-Opportunity Corridor. The list of "Allowable Development" in that corridor does not include or even contemplate high-density residential.  The Comprehensive Plan is supposed to be used "as criteria in making decisions upon land use requests." In this case the Comprehensive Plan forecloses the Development.  Noblesville should too.
2. Environmental Condition and Consequences: The Development is proposed to be built on or in the periphery of 4.23 acres of areas designated on the wetlands map of US Fish and Wildlife Service. According to IDEM (IN Dept of Environmental Mgmt.), wetlands serve important functions including but not limited to: recharging aquifers, protecting surrounding properties from flooding, controlling erosion, and serving as the exclusive habitat for more than 1/3rd of the country's endangered or threatened species.  Moreover, the proposed Development is right next to Morse Reservoir, a water supply for Noblesville and the White River. Noblesville has previously denied an attempt to develop this area because of the immense, negative environmental risk.  Noblesville must protect the wetlands and our water supply.
3. Undesirable Use/Irresponsible Development: The Development is  not a desirable use for the land.  The UDO (Unified Development Ordinance), states that each zoning district is designed to "accomplish a specific purpose", "encourage a particular type of development," and "protect that development from being encroached upon by incompatible types of development." In this case, the West Pointe portion is proposed to occupy land zoned "R1-Low Density Single Family Residential." By virtue of this designation, Noblesville committed to the community and property owners deciding to buy and build around that land that only single-family dwellings were allowed and two-family, multi-family, and mixed-use residential were explicitly PROHIBITED. Noblesville has a duty to honor that commitment and now protect that land from being encroached upon by the Development, which is contrary to the zoning chosen for the land and would constitute irresponsible growth and development.  Absolutely nothing has changed that would make the development appropriate. 
4. Negative Impact on Property Values: I believe this development will substantially, negatively impact my property values. The West Pointe portion is very close to my property and concerns me tremendously.  That area is undeveloped, replete with trees, and serves as a habitat to a diverse and important wildlife population.  Surrounding properties have always benefitted from its scenic views and tranquil atmosphere.  LOR proposes to tear down the trees, fill it with concrete, and turn it into an up to 5 story, 300-unit condo/townhome complex that will tower over the surrounding structures, generate a tremendous amount of noise and traffic, and destroy the character of the area.  This will harm the property values of the surrounding properties, including my property.