HomeMy WebLinkAboutLetter #42 Jill MeisenheimerTo: Plan Commission
From: Jill H. Meisenheimer
RE: Plan Commission Committee on October 1, 2024
RE: Docket No. PZ-2024-00028 PUD: Towne 146 PUD Rezone.
Plan Commissioners,
The applicant seeks to rezone 15.67 acres (SE corner of W. 146th St. & Towne Rd.) from S-
1/Residential to a PUD. The original proposal was for an increased-density, mixed-use
neighborhood of single-family homes, townhomes, and neighborhood commercial.
I appreciate your thoughtful questions and requests that would make this proposed
development better for both its future residents, and the existing surrounding residents.
I quickly totaled repeated responses from 38 letters sent regarding Towne 146 PUD Rezone.
(I understand that some people sent more than one letter.)
Letters asked the Plan Commission to prioritize Residents who already live here. Protect the
character and livability/quality-of-life of this area of Carmel. Residents lamented the ongoing
loss of the reasons they chose West Carmel: Nature, Peaceful and quiet, non-commercial, not
overcrowded, uncongested. This area has become Increasingly crowded and intensified
development is taking that away. Residents did not choose to live in an urban environment.
Repeated Topics of Concern in Letters from the Public.
(In order of number of responses. % of Responses=Number of responses/38 total letters.)
71% (27/38) Density: Residents do not want increased density. Ambleside set a precedent
with 4.6 u/a. This project proposed 5.5 u/a, which is higher than Ambleside on less than 1/5 the
space, and much higher than surrounding neighborhoods that are mostly in the 2 to 3 u/a
range.
68% (26/38) Commercial: Not needed or wanted; plenty in Westfield; brings noise & light
pollution & traffic.
53% (20/38) Traffic : Traffic congestion has already increased to being a big problem.
47% (18/38) Trees/green space/wildlife: They provide health benefits. Avoid loss of
Woodland/Mature Trees in SE quadrant of property, along with its Wetlands, Ecosystem &
Wildlife, Drainage problems.
32% (12/38) Pond: Residents do not want to share a Large Pond or "Super Pond" with Ambleside.
Residents want an independent retention pond.
16% (6/38) Rentals: NO "Build for Rent" model. Don't allow West Carmel to become a sea of
rental dwellings. Restrict rentals!
Other concerns mentioned:
Precedents are being set for continually increasing the density/intensity of developments: Unlike
in surrounding neighborhoods.
Light Pollution
Noise Pollution
Too Many Townhomes proposed.
Thanks to your feedback, and comments from DOCS, and responses from the public, the
concept plan has been modified and improved since the previous September 3 PC Committee
meeting.
The plan now includes removal of the commercial use; a maximum 87 dwellings; slightly
reduced density (from original 5.87 units/acre to 5.55 u/a), 1-story to 2-story buildings with
maximum height limited to 28 ft. and 32 ft., emphasis on providing needed smaller detached
single-family "ranch" homes, and 3 acres of common area containing a tree preservation area
and neighborhood park.
The proposed development is providing some of the “Missing Middle” houses (discussed during
the Carmel Housing Task Force), by adding smaller, Single-Family detached ranch houses, and
some smaller 2-story houses with a first-floor bedrooms. However, I encourage you to look at
preserving more trees, requesting an independent retention pond, and excluding or strictly
limiting rental dwellings. I think these actions will make this proposed development the best
that it can be for both its future residents, and the existing surrounding residents.
Thank you for considering my requests, based on the letters from nearby residents.
Jill H. Meisenheimer
jill.meisenheimer@outlook.com