HomeMy WebLinkAboutLetter #39 Owen Melton Jr. OWEN B. MELTON, JR.
1098 LAURELWOOD
CARMEL, INDIANA 46032-8742
December 3, 2018
Mr Brad Grabow, President of the Plan Commission
Carmel City Hall
One Civic Square
Carmel, Indiana 46032
RE: Rezoning of land at 106th and Ditch Road
Dear Mr. Grabow
As a reasonably long-time Carmel resident (35 years), and currently residing in the
Laurelwood neighborhood for the past eleven years, I would like to express my concern
regarding the proposed rezoning of vacant residentially zoned ground at the Northwest
quadrant of 106th and Ditch Road in Carmel, Indiana to a Planned Unit Development,
("PUD") consisting of 36 lots. It's my understanding that this proposal does not meet the
historical legacy requirements under the agreed upon City of Carmel Comprehensive
Plan for residential development, especially in West Carmel.
This proposal to rezone this vacant ground to a PUD consisting of smaller lots (1/3 of an
acre) in the majority of its development, pursuant to my understanding, is in conflict with
the historical Carmel Comprehensive Plan which calls for estate size lots of at least 1
acre per home in this particular area of Carmel. West Carmel has traditionally consisted
of larger estate type lots. Developing a PUD neighborhood is clearly not aligned to the
estate like neighboring lots and the existing neighborhoods and is likely to diminish the
value of existing properties over time as the feel of West Carmel will most certainly
change and it's conceivable that demand for estate type lots in this immediate area will
sharply decline. If this is truly a consequence, then existing property values will decline
over a short period of time and the tax base of West Carmel, an important element to
the City of Carmel's budget I expect, will follow suit and decline as well.
I'm also very concerned with the additional traffic ramifications in this area with this
proposed rezoning. The existing roads of both 106th Street and Ditch Road were not
constructed with this type of significant development in mind. On even good days now,
the ingress into and especially the egress out of Laurelwood can be challenging. When
there are even temporary construction issues, accidents, weather challenges or delays
of any sort on 116th or 96th Streets, and the existing traffic from those roads shifts to
106th Street, the egress out of Laurelwood can be extremely frustrating and time
consuming. Candidly, I'm surprised there haven't been even more accidents than have
been, but I suspect that is primarily due to the reasonable existing traffic flow, even as
PHONE: 317-848-9998 FAH: 317-848-5996 CELL: 317-201-8529
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bad as it often seems. Adding 36 PUD lots will most certainly exacerbate the traffic
issues in this immediate area and beyond, which will most certainly divert resources
from budgets which are tight from the beginning.
I would also like remind the Plan Commission that the agreement between the City of
Carmel (attached Ordnance 263) states that the City will not make any revisions and
reduce the lot size and that no changes to zoning would occur in the Annexation
Territory. This was carried forward and reinforced in the agreed upon Comprehensive
Plan where it's objective and policy was to keep this West Carmel area with estate lots,
coupled with deep set-backs, while utilizing the same zoning.
For your convenience, I am enclosing the key areas of the 2004 Agreement with NOAX
and the Carmel Comprehensive Plan.
I am in favor of this property being developed for residential purposes if it follows the
guidelines set forth in the Comprehensive Plan with large estate lots, deep set-backs,
and which typically consist of unique high-quality homes.
Please consider and uphold these agreements between the City and West Carmel to
help us maintain the historic nature of our property and its existing neighborhood by
declining the small lot proposal and rezoning to PUD status on the vacant property
existing at 106st and Ditch Road in the Northwest quadrant.
Thank you for allowing me to express my concerns.
Sincerely,
ATTACHMENTS
Agreement between City of Carmel and NOAX 2004 — Ordinance
263
Page 3 section i. language copied below regarding not allowed to change zoning until
Comprehensive Plan is complete.
Itis Carmel's intention that until the review and revision as necessary and advisable of
the Comprehensive and Thoroughfare Plan is completed, no changes should be made in
the Annexation Territory that will create a housing density of greater than one unit per
acre and that no changes in the zoning district for property in the Annexation Territory
outside of the commercial corridor along the Michigan Road district (collectively "Zoning
Changes') should be made. It is further Carmel's objective that, prior to the assumption of
office by the officers elected at the first municipal elections where voters in the
Annexation Territory are permitted to vote, Zoning Changes in the Annexation Territory
should not be permitted. Carmel will fulfill its legal obligation to give due consideration to
any properly submitted request for a Zoning Change, but Carmel also recognizes that
Zoning Changes in the Annexation Territory would, in general, not be in the public
interest prior to the time when the review and revision of the Comprehensive and
Thoroughfare Plan has been completed and voters in the Annexation Territory have
representation on the Council.
Carmel Comprehensive Plan
Part 2 — Comprehesive Plan Essence — Page 25
WEST CARMEL POLICIES AND OBJECTIVES
Introduction
The following sections convey the policies and objectives for West Carmel. It is
important to note that these sections share some of the same policy headings as
the City-wide section, but the content under each heading is specific to West
Carmel and adds to other City-wide objectives.
Policy 1:Manage Community Form
Objective 1.1:Preserve the estate characterofWestCarmel by protecting large-lot
residential areas and by requiring new subdivisions to have large setbacks from
and quality landscaping along perimeter roads. Further, require exten-sive re-
vegetation along perimeter roads and within each new development. A larger
open space requirement should also be considered.
Objective 6.4:Require large setbacks and lot sizes,and only residential,
institutional, and park uses along 116th Street from Spring Mill Road west to
the Boone County Line.
Utilize the existing zoning ordinance overlay to implement.
Land Classification Plan — Page 30
ESTATE RESIDENTIAL
Purpose
• To establish and protect residential housing opportunities for people who
desire a large residential lot, enjoy secluded living, or prefer living integrally
with nature, and who require minimal city conveniences.
Geographic Location
• Predominant in West Carmel.
Land Uses
• Single-family detached residential only.
Intensity/Density
• Residential development less than 1.0 dwelling unit per acre.
Examples
• Bridlebourne (northeast of 106th Street and Shelbourne Road).
• Laurelwood(southeast of 106th Street and Ditch Road).
Land Classification Plan MAP — Page 45 - see map report as it
clearly indicates larger lots in West Carmel