HomeMy WebLinkAboutLetter #04 Jill Meisenheimer
Butler, Bric
From:Jill Meisenheimer <jill.meisenheimer@outlook.com>
Sent:Monday, September 30, 2024 5:02 PM
To:Butler, Bric; Jill Meisenheimer
Subject:Plan Commission Committee Meeting on October 1, 2024 RE Meridian Trails, Agenda
items 3., 4., 5. D
Hi Bric,
Can you please send this email to Plan Commission for the October 1 PC Committee meeting RE Meridian
Trails.
Thank you.
Jill H. Meisenheimer
CCRZ/Carmel Citizens for Responsible Zoning
To: Plan Commission
From: Jill H. Meisenheimer
RE: Plan Commission Committee Meeting on October 1, 2024
Agenda items 3., 4., 5. Docket No. PZ-2024-00122 CA: Meridian Trails Commitment Amendment.
And Docket No's PZ-2024-00123 V (Height Variance), and PZ-2024-00130 V (Parking Variance).
And Docket No's PZ-2024-00123 V (Height Variance), and PZ-2024-00130 V Parking Variance).
(There was no Info Packet for the Oct. 1 Plan Commission Committee meeting RE the Meridian Trails
proposal).
These proposed amendments/modifications to the 2018 Commitments, add the Meridian Trails proposed
primary use and its list of desired accessory uses as "permitted uses on the Real Estate"; eliminate limitations
on hours of operation; make the building positioning shown on the "Exhibit B - Site Plan" of the 2018
Commitments no longer applicable; replace 2018 Commitment #7 with a new Commitment regarding
architectural design and materials. Also, four provisions in the 2018 Commitment #9 are replaced (to increase
the maximum building square footage from 81,700 to 258,000 sq. ft.; to allow increased building height from
45 feet, three stories to 47 to 63 ft., four stories; and to specify that the building be located within 30 feet of
Illinois Street).
The Meridian Trails proposal on the SW corner of W. 106th St. and Illinois St., requests 169 Apartments, age-
restricted for age 55+ with 5962 sq. ft. of wellness-focused commercial space.
I live less than 2 miles north of this proposal and I attended meetings during the 2018 proposal to rezone this
parcel from S2 to B1 for a 3-story office building, which had 18 commitments, and was approved by the City
Council.
I am not opposed to building housing for 55+ adults, but this conceptual plan has few details and is a massive
change in Use from the 2018 rezone. Though this new proposal will have to come back to the Plan Commission
at a future time for ADLS, I request you address the questions below before the you approve the new Use via
approving the proposed Commitment Amendments and Variances.)
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I am concerned that this development is using the "Combo Committee" process, which allows only 1 Public
Hearing for the requested Commitment Amendments and Variances, for a very different Use and plan than
what the neighbors agreed to in 2018.
This parcel's original S-2/Single-Family detached Residential zoning had a maximum density of 2.4 units/acre,
same as the currently surrounding S-2 neighborhoods to the north, south and west. This proposal requests a
4-story building with 169 apartments on 5.75 acres, for adults 55 or older, a proposed density = 29.4
units/acre, or 12.25 times the density of its original S-2 zoning.
It would be helpful for the Meridian Trails petitioner to provide the following information:
1. A map showing a wider surrounding area, labelled with the density and names of surrounding
neighborhoods and a topographical map that indicates how to get in and out of the development.
2. An explanation of what they mean by “age in place”.
Is this a community for only “Independent Living”? The developer compared this project to their Woodland
Terrace project, which includes Independent Living, Assisted Living and Memory Care.
Knowing who will be targeted to live in Meridian Trails would affect the needs of the residents, and also needs
for parking, amenities, number and types of personnel, etc.
Where will the elevator(s) be located in this 4-story building?
How will Universal Design/handicapped accessibility be provided? Specify which Universal Design features will
be built into these units.
Will a van be provided to transport residents to appointments, grocery stores…? At no extra cost?
3. What are the anticipated rents and sizes for the 3 different types of Meridian Trails apartments: 34
Penthouse Suites (not defined). 87 Two-Bedroom Luxury Suites. 48 One-Bedroom Suites.
The initial Info Packet said, “designed to be financially accessible for the average Carmel Senior.” …”without
the financial strain of significant entry or buy-in costs.” (Yet descriptive words used include sophisticated,
elegantly appointed, upscale, luxurious.)
What does the "average Carmel Senior" pay for housing?
How will this compare with The Justus Company’s Woodland Terrace development in Carmel?
Independent Living: ranges from a Studio/1 Bath of 492 sq. ft. starting at $4,105/month, to a 2
bedroom/2 bath starting at 968 sq. ft. for $5235/month.
Assisted Living: Studio/1 bath of 406 sq. ft. starts at $6775/month.
Memory Care: of 300 sq. ft starts at $6750.
Do the residents pay for the Wellness Director/Life Enrichment Director?
Will Meridian Trails provide 3 meals a day for residents?
4. Parking appears to be severely inadequate for residents 55+.
There is no public transportation at this time in Carmel. Parking on adjacent 106th St. or Illinois St. is not an
option, nor is it practical to park in the Heart Hospital's parking lot across Illinois Street.
Most independent adults aged 55 to 65 are still active and working and will need to have a car. It is likely that
many units will have more than one person. My husband and I are 75+ and we both still drive, and both have
cars!
Under the nursing/retirement/convalescent facility, the UDO requires 340 parking spaces (based on one space
per bed & one space per employee) for this proposed senior housing. (Parking spaces will also be needed for
residents' visitors, and for the general public who will also use the "wellness" commercial uses.) The applicant
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seeks a Variance to decrease the number of parking spaces to 232, a 32% decrease resulting in about 108
fewer parking spaces!
“The current parking ratio is 1.49, taking into consideration both residential and commercial needs.” In
addition to cutting parking to 1/unit, the public will need a place to park, maybe taking needed parking spaces
for residents.
I think the petitioner said that an elevator would lead to underground parking for visitors for the commercial
space. But it seems reasonable that residents should have the protected underground parking spaces.
A neighbor asked me, “In what world do they live in, that they think that most 55+ residents won’t want or
need to have a car?”
5. 5962 sq. ft. of commercial/retail space is to focus on wellness-oriented retail or services, to serve both
Meridian Trails residents and the general public.
Is the commercial space restricted to only those types of businesses?
Is there a gym provided by this development? If it's a business within one of the commercial spaces, will there
be a membership fee for residents?
What businesses are allowed there if the health/wellness type of businesses don't survive?
Are any uses specifically prohibited?
Are businesses on the first floor only?
6. What Recreation is available to residents?
What is the percentage of usable Green Space in this proposal?
What are the dimensions of the courtyard in the middle?
Show the locations of the swimming pool, outdoor kitchen, and recreation area.
What is in the recreation area?
List all the amenities that would be provided for residents.
A Plan Commissioner suggested that a large swing be provided outside so grandparents could swing with their
grandchildren. I agree and urge you to provide a wide outdoor swing, and also to add several pieces of
outdoor “exercise” equipment designed for older residents.
7. How will neighbors be protected from light pollution from 169 apartments and the parking lot areas?
The Carmel Housing Task Force Recommendation “5. Facilitate Development of Missing Middle Housing”
encourages the development smaller ownership units desired by seniors looking to downsize.
But this conceptual plan needs to provide more details about anticipated future residents. That will
help determine level of care required and parking space needed.
In summary, the developer’s requests may seem like minor tweaks to the 2018 proposal, but would result in
significant changes. There are too many units in this space, thus there is a need to cut parking places.
If the number of units is reduced, there will not be the same need for parking.
Thank you listening to what I said at the Public Hearing for Meridian Trails and for asking the Petitioner many
of the same questions. I encourage you to continue to ask questions that could help Meridian Trails become
optimal can be for residents, visitors to commercial businesses and nearby neighbors.
Jill H. Meisenheimer
Jill.meisenheimer@outlook.com
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