HomeMy WebLinkAboutLetter #70 Mark Dewart, third submissionJanuary 31, 2022
Plan Commission Comprehensive Plan Review Committee
C/O Joe Shestak Plan Commission Administrator
Carmel City Hall
One Civic Square
Carmel, IN 46032
jshestak@carmel.in.gov
317-571-2419
Dear Comprehensive Plan Review Committee,
The latest revision to the Draft Comprehensive Plan continues to use "typical lot
size" and has dropped "dwelling units per acre" as the metric for quantifying the
planned for building density in residential neighborhoods.
The importance of a clear, objective standard for planned for building densities in
residential neighborhoods can be seen in two of the policy recommendations
made in "Housing Needs Analysis & Strategy City of Fishers, Indiana, January 10,
2022":
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1.2. Institute sensible building and zoning regulations for accessory dwelling units
for households interested in intergenerational living arrangements.
2.2. Examine and modify current zoning in areas deemed necessary to ensure
developers can build denser residential structures such as such as apartments,
townhomes, and condominiums by right.
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Recommendations like these are typically acted on by passing Accessory Dwelling
Unit and Lot Splitting Ordinances. Ordinances like these will undoubtedly be
proposed during the life of this new Comprehensive Plan.
While it seems that a few “granny shacks” could be accommodated throughout
Carmel without affecting the character of existing residential neighborhoods, this
may not be be the way events unfold once a city passes an ADU ordinance. Court
decisions are preventing cities from regulating who lives in ADU’s and only
allowing a city to regulate the “form” of the accessory dwelling unit. Cities like
Carmel that pass an ADU ordinance to shelter elderly family members will be
unable to prevent an unlimited number of ADU’s for other reasons.
This is why measuring the planned for density in residential areas in "dwelling
units per acre" in Carmel’s Comprehensive Plan is so important. "Dwelling units
per acre" is a clear, objective standard that results in predictability. Measuring the
planned for growth as "typical lot sizes" that could increase through time through
lot splitting and have more accessory dwelling units added on each lot creates an
unacceptable amount of discretion and unpredictability for existing homeowners.
Please, only give a favorable recommendation to a Comprehensive Plan that uses
"dwelling units per acre" to quantify planned for building density in residential
areas as was done in previous Comprehensive Plans.
Mark Dewart
Resident, Spring Lake Estates Homeowner’s Association
12151 Teal Lane
Carmel, Indiana 46032
mdewart2@gmail.com