HomeMy WebLinkAboutLetter #11 Mark DewartComments On The Draft of the Carmel Comprehensive Plan
October 15, 2021
I am a Carmel homeowner living in Spring Lake Estates. This is a “neighborhood” of 44
homes 1 mile north of the intersection of 116th Street and Springmill Road. I like many parts
of the proposed update to the Comprehensive Plan. However, important specifics that are in
the current Comprehensive Plan are missing from the proposed update.
Our neighborhood (red arrow) is in the US 31
Corridor. The existing Comprehensive Plan
shades the area of our neighborhood green
designating it a sensitive area because of its
close proximity to commercial areas to the
east (purple).
The pink shaded area immediately south of
our neighborhood is the undeveloped Clarian
Hospital PUD. The current plan called for this
vacant property to have “special study.”
Figure 1. Spring Lake Estates In Current
Comprehensive Plan
In Figure 2, you can see that there was specific and clear guidance in the Current
Comprehensive Plan that told me what to expect in terms of commercial development east
and south of our neighborhood.
Figure 2. Guidance for Development of Commercial Areas Around Spring Lake Estates in the
Current Comprehensive Plan
Additionally, the Current Comprehensive Plan stated on page 84:
“Illinois Street also establishes the transition from intense office corridor to low density
residential areas to the west.”
In the current Comprehensive Plan, commercial development found in an “intense office
corridor” was to be kept east of Illinois Street. When I look at the proposed draft of the
Comprehensive Plan, the guidance for development east and south of our neighborhood
(Figure 3) has changed, but in a way that is vague and unclear.
In the draft of the new plan, Spring Lake
Estates (red arrow) is no longer designated a
sensitive area. We are shaded yellow which is
the West Neighborhoods development pattern.
The grey shaded area is the “Downtown West”
development pattern. The guidance for the
Downtown West development pattern says”
“Max Height (stories) 5 only when within 200
feet of edge of development pattern where 5
stories is the max; 3 story minimum at
intersections”
Where the West Neighborhood development
pattern is hard against Downtown West, the
new plan appears to allow 5 stories within 200
feet of homes. The current plan only allows 3
stories. It seems like building 5 stories within
200 feet of homes is what Comprehensive
Planning is trying to avoid.
In the current plan, 10 stories are allowed
immediately adjacent to US 31 (Figure 2). The
proposed draft shows this intensity of
development (grey shade) is allowed all of the
way west to Springmill Road even when
adjacent to residential neighborhoods.
Figure 3. Spring Lake Estates In Draft of New
Comprehensive Plan
To clear up the vagueness and lack of specificity found in the Draft of the Comprehensive
Plan, I would ask the Planning Commission to consider asking the City Planners to make
revisions before the current draft document is sent on to the City Council for approval. The
suggestions below address the concerns of neighborhoods like ours that are immediately
adjacent to commercial areas.
1. The draft of the updated Comprehensive Plan should make clear that the specific and
clearer guidance in the current Plan’s 7 corridor and subarea plans remains in effect until
these sub plans are updated and added to the new plan following community input.
2. Neighborhoods like ours that are in close proximity to commercial areas should be color
coded on Comprehensive Plan maps and designated “sensitive” as they were in the previous
plan.
3. Objective 1.1.5 in the Draft Comprehensive Plan states:
“Further improve neighborhood edges through thoughtful blending of uses and character as
established in the Development Patterns section.”
This language isn’t as clear and specific as it needs to be for situations like ours where there
is commercial on one side of a street and backyards and bedroom windows in homes directly
across the street. The language below is in the current plan and should be retained in the
draft of the new P lan to offer clearer guidance in situations like ours.
“Respect transitions to adjacent neighborhoods and require appropriate buffering.”
Finally, I would like you to consider using the influence of the Planning Commission to help
make 3 changes to the way Comprehensive Planning is implemented in Carmel.
1. The City of Carmel should provide residents with opportunities to learn more about “smart
growth” ideas, Comprehensive Planning, and how land use and zoning work in our city.
2. Planning staff with the relevant City Councilor should hold annual or semiannual meetings
in different areas of Carmel to discuss “smart growth” ideas, on-going projects, and likely
future projects in the area.
3. A meeting of affected neighborhoods, city planners and developers should be held EARLY
in an approval process, prior to the production of expensive, detailed plans, so developers
and city planners have time to hear, consider and incorporate neighborhood ideas and
concerns into specific site plans.
Thank you for the work you do making Carmel a great place to live and work.
Regards,
Mark Dewart
Spring Lake Estates
12151 Teal Lane
Carmel Indiana 46032