HomeMy WebLinkAboutLetter #63 Spring Lake Estates HOAJanuary 7, 2022
City of Carmel Plan Commission
C/O Joe Shestak Plan Commission Administrator
Carmel City Hall
One Civic Square
Carmel, IN 46032
jshestak@carmel.in.gov
317-571-2419
Dear Members of the City of Carmel Plan Commission,
We are writing you as the elected representatives of the Spring Lake Estates
Homeowner’s Association. We are a neighborhood of 44 homes located one mile
north of 116th street between Illinois Street and Springmill Road. Only Illinois
Street separates us from the commercial areas in the Meridian Street corridor on
the east side of our neighborhood. To the south, a 13 acre woods separates the
homes in our neighborhood from the undeveloped 95 acre “Clarian North Hospital
PUD” (now IU North) that was created in 2003 (Ordinance No. Z-409-03).
Below are four revisions our neighborhood would like to see incorporated into the
draft Comprehensive Plan you are reviewing. We feel these revisions are
important to residential areas like ours that are close to commercial areas. These
revisions will also help maintain the residential character that we value
throughout west Carmel.
1. Emphasize the Importance of Transitions
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Below is a major objective found in the previous Comprehensive Plan that has
been omitted from the new plan. This major objective should be carried over into
the new plan:
"Be very sensitive to connectivity and transitions between adjacent areas.
Discourage unplanned or harsh contrasts in height, building orientation,
character, land use, and density. If there exists contrast, utilize multiple design
principles to soften transitions.
2. Allow Early Meetings
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On significant rezones and PUD applications, there should be an opportunity for
affected neighborhoods early in the approval process to review site plans and
architecture, landscaping, lighting, and signage plans with city planners and the
developer. The City should create an ombudsman or similar position to provide
residents with relevant information and help residents interact with the City and
developer during the development process.
3. Measure Allowable Density Clearly
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The previous Comprehensive Plan provided clear guidance on the maximum
allowable density in residential neighborhoods by measuring density as "dwelling
units per acre." This metric has been replaced in the new plan by "Typical Lot
Sizes." However, the new plan is silent on the number of buildings that would be
allowed on a lot or whether lots could be split. This makes “Typical Lot Size” an
ambiguous way of communicating planned for densities in residential
neighborhoods.
The planned for allowable densities for residential neighborhoods throughout
Carmel should be retained from the previous plan and reported in the new plan as
"dwelling units per acre."
Reporting allowable, planned for density as "dwelling units per acre" allows the
Comprehensive Plan to serve its purpose of guiding future growth and
development. Infill development activity in existing neighborhoods that might be
permitted by future Accessory Dwelling Unit (ADU) or Lot Splitting Ordinances
needs clear allowable density guidance from the Comprehensive plan.
Comprehensive Plan maps that show planned for allowable densities as a range of
“Typical Lot Sizes” don't provide the guidance neighborhoods need to protect
their current residential character.
Comprehensive Plan maps should be changed to show allowable density as
“dwelling units per acre.” This provides clearer guidance that better protects the
residential character of existing neighborhoods from infill development that may
be permitted by the passage of future ordinances.
4. Remove Typical Corridor Designation in Residential Areas
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Portions of 146th street, Main Street, 116th Street, 106th Street, 96th Street,
College Avenue and Pennsylvania Avenue are designated "Typical Corridors". The
"Typical Corridor" designation allows commercial uses, higher density, and taller
buildings along portions of streets that run through residential areas where these
uses, density and heights are currently not permitted. The commercial activity
and density planned for in a "Typical Corridor" development pattern is appropriate
where these streets run through the center of the city. The "Typical Corridor"
designation should be removed from the parts of "Typical Corridor" streets that
are running through residential areas away from the city center.
As the Plan Commission’s review of the proposed Draft of the City’s
Comprehensive Plan comes to a close, we want to thank you for the changes you
have made that have improved the plan. Moving the 13 acre woods south of our
neighborhood into a residential development pattern and dropping the “Typical
Corridor” designation for west 116th Street were changes that told us that you
recognize and value the importance of the residential character of this part of
town.
Thank you for your service to your community.
Sincerely,
Ed Balda, President
Spring Lake Estates Homeowner’s Association
12152 Teal Lane
Carmel, Indiana 46032
edbalda@gmail.com
Mark Dewart, Board Member
Spring Lake Estates Homeowner’s Association
12151 Teal Lane
Carmel, Indiana 46032
m dewart2@gmail.com