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Home My WebLink AboutLetters Submitted for Public Comments DOCO July 27, pov 3\j% 3 0 Carmtltoard of Zoning Appeals Carmel City Hall 1 Civic Square Carmel, IN 46032 cc: Mr. Tim R. Stevens Campbell Kyle Proffitt 198 South 9th Street Noblesville, IN 46060 Re: Special Use Application for Carmel Clay School Corporation Pursuant and subsequent to this past Monday night Public Hearing (July 23 , 1990) at the Carmel City Hall for the Special Use Application for the Carmel Clay School Corporation I would like to present, in more formal format, our reasons for opposing the Special Use Applications as proposed. My wife and I and our two children, ages 9 and 11 live at 18 Albert Court in Carmel . The entire property line of our lot is adjacent and parallel to the proposed Student and Special Events Parking Lot proposed to be developed in part of the East half of the Southwest Quarter of Section 30, Township 18 North, Range 4 East, Hamilton County, Indiana. We have lived in Carmel for almost 15 years and both children attend Carmel Elementary Grade School . In our opinion, the development of a Parking Lot as proposed in this area will create an unusual and unsafe environment for children and homeowners alike. The impact of people and traffic in such a difficult and concentrated area which cannot even adequately support the activity that exists at the present is in essence saying that we (Carmel Clay School Corporation) are ready and willing to put the residents of this area at high risk and in jeopardy without adequate consideration and without adequate controls. I have to really wonder if the work done by the "Century 2" group was carried out in the best interest of Carmel for the right reasons. Were tradition and pride put above the interest of the community ? We plan on being part of this community for many years to come and obviously we and our children will be affected by whatever developments take place in the those years. My children participate in an increasing number of afterschool activities at Carmel Elementary as well as in Dad's Club activities and the impact of a Parking Lot as proposed is just asking for the creation of a life and death situation for many, many children. Page 2 July 27 , 1990 I was personally quite impressed with the quality of the Board itself and its conduct last Monday. I fully understand that you cannot live in a city like Carmel and be able to isolate yourself from developments in the growth of the community and not be impacted by it along the way. I am however, extremely distressed at the attitude and lack of concern the Carmel Clay School Corporation seems to have toward the people of the community to recommend the Special Use Applications as presented Monday night without much more thought and consideration to what those Applications will do to the people most severely affected by them. My opposition to the Special Use Application for the Parking Lot Development described above are in addition to the comments above; 1 . There is extreme inconsistency and inequality between the elaborate proposed buffering and separation of the proposed Parking Lot for city owned property and private residence. If, in the unlikely event, an unorthodox decision to approve the requested Use Application should happen, residents should be afforded the same quality and type of visual and physical separation as proposed for the nonresidential property. 2 . It also seems unacceptable and inconsiderate to the residence of the adjoining and associated areas to be forced to have continuous and bright lighting upon them every night of the year based on the planned lighting system for the Parking Lot. 3 . It does not appear, at least from what I have heard that adequate consideration has been given to drainage control and storm water runoff given such a proposed surface area and the existing drainage problems in the area. I know for a fact that if the grate along my property line were to slightly be change in the wrong direction, 1/3 of my back yard would be under water during a heavy rain. 4 . While it was not mentioned Monday night, it is certain that the increased noise level from 450 students and 450 cars would represent an unacceptable condition for a residential neighborhood. 5 . There is no way I will believe that locating the proposed Parking Lot as planned would not cheapen and have a negative financial impact on the homes and the neighbor. Page 3 July 27, 1990 I would make a couple of recommendations. I know that only Juniors and Seniors are permitted to have parking places but, I would wonder if that is well controlled and what impact better control of that practice might have. I wonder also if after more study, that maybe a much reduced in size parking lot for teachers only might be a more prudent and accepted concept. I strongly feel that the affect of the impact of such a proposal as put forth by the Carmel Clay School Corporation should be more equatably distributed among the schools, the students and faculty instead of being totally dumped in the lap of the residents who just happened to pick this area of Carmel to live in. We would hope and ask that the Board continue to scrutinize these proposals with extreme due diligence in light of the concerns we have stated and make a decision that is in the best interest of the residence and neighborhood which would be significantly and severely impacted by that decision. As we stated before, we and our children are going to be part of the Carmel Clay School system for quite sometime to come and recognize that we are part of a growing an changing community but, at the same time hope that those who are in a position to guide and direct that growth do so with caution and concern. Sincerely, ' William R. and Drinda K. Fields 18 Albert Court Carmel, IN 46032 wrf i990 aiJi -JeLa-td&_6LJ 0_, aeL,t ), , c2p‘ . 4L032 IFS 1?„, gt_._LL.,„. P70 -1 - / ro 9 N1 340 Carmel View Dr. Carmel, IN 46032 Q� August 1, 1990 ,q/G Mr. Rick Brandau 61'490 Dept. of Community Development #1 Civic Square Carmel, IN 46032 Dear Mr. Brandau: I am sorry I cannot be at the August 8 meeting to speak my concerns in person. However, I will be vacationing with my family, so I. thought I would take this opportunity to let you know some of the things I feel are important to consider in regard to the proposed parking lot for the high school at the corner of Main Street and Fourth Avenue Southeast. First let me say that I am extremely concerned that the school administration is looking at expanding rather than building a new school on the property on Springmill Road. I am afraid that more renovation and expansion does not really answer the problems. I know a larger high school creates more problems in terms of drug use, feelings of aloneness, suicide, etc. And I am really concerned as I read in the paper that space is getting cut for every department, especially science. I'd really like to see work begin on another high school as we can' t avoid the need for one much longer with Carmel growing at the rate of 600 new homes each year. (Figure taken from flyer titled "Welcome to the Department of Community Development. ") I hope that you have done your homework and driven down Fourth Ave. S.E. and around Carmel View Drive, so that you can understand the problems involved with this project. My greatest concerns are • drainage, traffic flow, ingress/egress, lighting, surface material, and greenbelt. I will share pertinent facts on each in turn. DRAINAGE - A business parking lot of this size would be required to have a run-off pond. - "All parking lots shall be designed to provide adequate storm water drainage, including onsite detention capabilities. " Section 27. 4. 2 of Carmel Code - The storm drain closest to this location is already at capacity due to two parking lots. (library and Carmel Christian Church) - Mr. Tim Stevens has yet to present on paper a plan from the architects and engineers of Everett I. Brown that adequately disposes of all the run-off water of such a parking lot and does not require a large right-of-way from Mrs. Marilyn Thomas. - Mr. Stevens has yet to talk about adequate monetary compensation for a right-of-way along the entire length of Mrs. Marilyn Thomas' property. - The ground now soaks up much water on this site and much water runs off through a culvert under Fourth Ave. S.E. and then through a Swale belonging to Hrs. Harilyn Thomas. - Host of the drainage from the Carmel Elementary parking lots runs off through property from 350 through 280 on the east and south sides of Carmel View Drive. Since the south end of this field is lower than the north end, some of its drainage will run this way as well. - Each of the property owners from 350 through 280 on Carmel View Drive (the south side and southeast corner) has added one or two large dump truck loads of topsoil to his yard since Carmel Elem. was expanded and its parking lots were expanded to keep from having so much water running through or setting on his property. - The drainage was "improved" on the northwest corner of Carmel View Drive by opening a culvert to allow flow of drainage to the south on Friday, July 27. TIAFFIC FLOP - There is an Elementary School servicing 750 pupils already on Fourth Ave. S.E. - Fourth Ave. S.E. is a narrow, two-lane residential-type road. - There is a junior high school bus which picks up students at Carmel Elementary at about 7:30 a.m. and leaves them at Fourth Ave. S.E. and Hain at 3:10 p.m. - The cafeteria at Carmel Elementary serves several elementary schools, so the cafeteria workers arrive about 7:00 and many large delivery trucks arrive between 7:00 and 9:00 a.m. - Teachers for Carmel Elementary must arrive between 7:00 and 7:30 a.m. - Children must be at Carmel Elementary by 8:15 a.m. and are released at 2:35 p.m. , so bus traffic and walking children are on Fourth Ave. S.E. and walking children are on Carmel View Drive between 7:45 and 8:10 a.m. and 2:20 and 2:45 p.m. - High school classes convene at 7:50 a.m. , putting students driving cars arriving between 7:20 and 7:50 a.m. - High school dismisses at 3:03 p.m. , putting students driving cars on the street and into the parking lot from 3:03 until whenever they get out of the lot -A number of high school students take classes such as marching band, jazz band, theater, and other activity oriented things that start as early as 7:00 a.m. or dismiss as late as 4:00 p.m. which would cause reason for cars to be arriving anytime between 6:50 and 7:50 a.m. and leaving between 3:03 and 4 :00 p.m. - Football, cheerleading, softball (including high school girls' softball) and baseball take place at Wodock Field behind Carmel Elem. Parents bring children for practices, pick them up, come to watch, come and go during games, come in two cars, etc. , creating a real traffic problem throughout the evening, especially in the spring, early summer and fall - There are frequently activities at Carmel Elem. at the same time there are activities at Carmel High School. Since there is some activity at the high school almost every night, that cannot be helped. One especial problem with parking now is that the Carmel Historical Society has their Christmas bazaar at the high school the same day that Carmel Elem. has its Halloween Fun Day. - Many high school students already use Carmel View Dr. to get to and from the present parking lot. Those who know the street use the north and west sides while those who are not familiar with it use the south and east sides. In the past five years, the southeast corner has lost four mailboxes and two dogs, all thanks to high school students. - A traffic counting device was placed on Fourth Ave. S.E. this week, but the next two weeks are the worst in the entire year for counting traffic. There is no school in session. Baseball and softball are over. Football and cheerleading have not started. The high school band is practicing in front of the auditorium rather than in this field. And many residents of the area are on vacation. INGRESS/EGRESS - Many people who come from west of Keystone to Wodock Field and Carmel Elementary use Fourth Street S.E. and Carmel View Dr. - Carmel View Drive is a narrow, residential street containing 39 homes. - There are 34 children who live on Carmel View Dr. full time and a number of grandchildren who visit frequently. - All the children who live in the Carmeltowne Condominiums and go to elem. or jr. high walk through Carmel View Dr. mornings and afternoons. - Many people walk or jog or walk dogs on Carmel View Dr. early in the mornings. - There is no sidewalk on Carmel View Drive. - Forcing traffic to turn east on to Main Street from this parking lot assures that anyone who lives west or does not want to wait in line will use Carmel View Drive. - A policeman now directs traffic at the entrance/exit of the high school parking lot onto Main Street and allows turns in both directions. There are no wrecks there. - No policeman directs traffic at Fourth Ave. and ?lain St. There are many wrecks there after school due to the ingress/egress on to Fourth Ave. N.E. An elementary child was critically injured there last year. - Tlany students now turn north out of the parking lot and go through the old residential areas of town. If they turn south in the same way to avoid all the traffic with the new parking lot, there is only one way outl - Car traffic on and off Main Street would be no worse than all the students having to cross Main Street to get to their cars or from their cars to the school. LIGHTING - Carmel Elementary School floods all its neighbors with "broad daylight" all night every night. It uses all its outdoor lighting as security lighting. It is all bright white and unshielded. - With Carmel Elementary' s lighting and the present street lights, there should be very little need for security lighting. - Poles should not exceed twenty (20) feet. - The globe and the light should be up in the fixture. - The lighting should be down-shielded at all times. - "No lighting shall cause illumination at or beyond any lot line in excess of 0. 1 foot-candles of light. " Section 16. 3. 6 of Carmel Zoning Code - Lights should be on timers or have capability of being turned off when the parking lot is not in use (at least from 11:00 p.m. until 6:00 a.m. most nights! ) SURFACE I1ATERIAL - Blacktop is highly heat-generating, especially in such a large area. - Paving stones are an alternative. They would allow water to reach the roots of any landscape plants, shrubs, or trees. They would look nice. They would make the space useable for other purposes such as Carmelfest. GREENBELT - "Where a lot or parcel of ground used for business purposes in the B-3 district abuts, or adjoins across a street, a parcel zoned or used for residential purposes, a greenbelt or lawn area with a minimum width of 30 feet shall be provided along the abutting or adjoining property line. A planting screen, consisting of suitable shrubbery, shall be planted at the time of construction of, or conversion to, a business activity and shall be maintained in order to provide effective screening at all times during the year. " Section 14. 5 of Carmel Zoning Code - The handout from the July 23 meeting stated that the total green space will be 101,396 square feet or 40%, but it does not appear to be that great in their picture. (I've enclosed a copy of their picture for your reference. ) - The total space except for a 50 car parking lot is green now. - The Findings of Fact states that "the existing use is already parking/vacant lot and the basic use character will remain the same" but a blacktopped parking lot is much different from a grassy area with large trees. - There is a proposed 40-foot greenbelt along Fourth Ave. S.E. , but it was left there at the request of Community Development to be used to align Fourth Ave. S.E. with Fourth Ave. N.E. - Tree islands should be provided within the parking lot to shade it and the vehicles in it. - Tree islands should be a minimum of six feet by six feet in order for a tree to survive. - Tree islands would also aid in using this space for activities like Carmelfest. - The ornamental pear trees planted by Greenspace will be removed from along ?lain Street. - This is one of the largest green spaces in the city of Carmel. - This has been a very enjoyable and useable space for Carmelfest the last two years. It is my understanding that the Board of Zoning Appeals can ask for additional studies. I think two are very necessary. One would be a study on traffic flow and ingress/egress. The other would be an engineering study or a natural resources study for the drainage. You might also want to review the lighting the Ritz-Charles has used for its parking lots. As I understand Section 21. 3 of the Carmel Zoning Code, six of the 25 items to consider in reviewing an appeal have not adequately been dealt with. They are: 5. Access to public streets 7. General vehicular and pedestrian traffic 17. Landscaping and tree masses 18. Necessary screening and buffering 20. Necessary exterior lighting 21. On-site and off-site, suface and subsurface storm and water drainage As you may have guessed, the more I have studied this situation, the more convinced I have become that the application has good reason to be denied. One reason for denial would have to do with property values for people living on Albert Court. ("The economic factors related to the proposed special use, such as cost/benefit to the community and its anticipated effect on surrounding property values. " Carmel Zoning Code section 21. 4) Another reason is the lack of "adequate and available water, sewage and storm drainage facilities. " (Carmel Zoning Code section 21. 4) And the third and greatest reason is "the effects of the proposed special use on vehicular and pedestrian traffic in and around the premises upon which the special use is proposed. " (Carmel Zoning Code section 21. 4) If the school goes ahead with building a 6000-seat stadium and 1500-car parking lot, why can' t the students park in that lot? If they might melt walking into school, build them a covered walkway or mall with walk-lights and flowers with the money allotted for this parking lot. I wonder if anyone has considered a parking area on top of part of the school. As it stands, this new lot could not meet the standards of "one space per employee plus. . . ten spaces per classroom (secondary)" if the current lot is closed. (Carmel Zoning Code section 8. 2) By the way, that current lot parks 850 cars. If you decide not to deny this application, I implore you to require before approval that 1. the drainage plan be drawn on paper and approved in writing by Mrs. Marilyn Thomas 2. Mrs. Marilyn Thomas be compensated monetarily in accordance to the value of her property for the right-of-way for drainage 3. the main entrance/exit be on Main Street with the ability to turn either east or west 4. there be no entrance or exit on Fourth Ave. S.E. unless they dedicate an access lane or widen Fourth Ave. S.E. to accomodate a center left-turn lane from Main Street to the entrance/exit 5. the lighting be on poles not higher than twenty feet and down-shielded and turned off when parking lot not in use 6. the lighting not cause illumination at or beyond any lot line in excess of 0. 1 foot-candles of light 7. the parking lot have adequate greenbelt and tree islands Thank you very much for your extra effort in reviewing this application and all the attendant problems and concerns. Thank you for taking time to read my letter. 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