HomeMy WebLinkAbout2008-0905; Ron HouckKeeling, Adrienne M
From: Ron F Houck [HOUCK_RON_F@LILLY.COM]
Sent: Friday, September 05, 2008 6:05 PM
To: Keeling, Adrienne M
Subject: Re: Comprehensive Plan Meeting and Supplemental Pages
Page 1 of 1
9/8/2008
Adrienne,
The limewire site seems only suited for brief comments on issues and does not seem to accommodate the scope
of material that I wish to present regarding my concerns for our neighborhood and my property. Therefore, I am
attaching a file that I would appreciate you sharing with the Plan Commission committee involved with the Comp
Plan update. Thank you in advance.
Ron
My concern is with the language on page 88 of section 5 which deals with the US 31
corridor and the adjoining areas.
The areas outlined in red above seem in conflict.
Question: If the area from Illinois Street to Pennsylvania Street is required
to have 6 to 10 story buildings, how will or how can the scale and mass of
structures between US 31 and Illinois Street be transitioned when it abuts
the “Transition-Sensitive Residential” areas on the US 31 Corridor map on
page 89?
Map #1
The area colored as “Transition-Sensitive Residential” (blue-green are on Map #1)
occupies the entire western side of Illinois street from 103rd Street to 131st Street. It is not
practically possible to transition scale and mass, as specified in the Design Guidelines,
within the confines of the corridor after allowing for parking for a 6-10 story of building.
My home is located in the Spring Mill Place subdivision (Map #1 and Map #2), which is
located between 107th and 111th Streets on the east side of Spring Mill Road in the map
area designated as “Transition-Sensitive Residential”. My address is 315 W 107th Street
(red star on map #2), which uncharacteristically for a numbered street, exists only as this
cul-de-sac. Properties along the east side of our subdivision are all large lots on cul-de-
sacs and the homes have large set backs with some near the rear of the lots.
Map # 2 (street view showing proximity to US 31)
Map #3 (satellite view showing location of homes and character of the area)
Map #4 (satellite view with greater detail
Map #5 (lower level aerial view)
Map #6 (lowest level aerial view available showing footprint of homes relative to the
proposed Illinois Street)
Our subdivision was originally platted in 1980, prior to the enactment of the US 31
Overlay Zone. At the time of enactment, the US 31 Overlay Zone was 600 feet on either
side of US 31. Even after the US 31 Overlay Zone was put in place the conceptual design
for Illinois Street was a meandering road confined interior to the overlay zone with
double loading within the overlay zone. A few years ago the US 31 dimensions were
expanded west several hundred feet. In Map #1 above, compare the dimensions of the
US 31 Overlay zone between US 31 and Pennsylvania to the size of the overlay on the
west side of US 31. In many places it is two to three times as wide. At the time the US
31 Overlay Zone was expanded, Illinois Street was pushed to the western boundary of the
overlay, placing it directly adjacent to our residential properties. Until this expansion of
the US 31 Overlay Zone, our neighborhood had always enjoyed a comfortable boundary
abutting residentially zoned property.
This re-configuration of the US 31 Overlay zone has caused the encroachment of office
buildings into what was a residentially zoned area. This current revision to the
Comprehensive Plan only further negatively impacts our area. Some protection is
certainly in order. It is impractical to consider 6 to 10 story office building abutting
residential areas. Even with the separation by Illinois Street the towering visual impact
will negatively affect property values and our quality of life. The scale and mass of 6-10
story buildings is simply too large to not have a considerable negative impact to our
neighborhood.
Next to the transition-sensitive residential areas with existing homes the building height
in the corridor should be capped at four stories.
How do you transition between these two??