HomeMy WebLinkAboutComments Packet 03, September 23-30Keeling, Adrienne M
From: Matt Milam [matt.milam@sbcglobal.net]
Sent: Tuesday, September 23, 2008 2:47 PM
To: Keeling, Adrienne M
Subject: Comprehensive Plan 2008
Page 1 of 1
9/23/2008
Andrea,
My thought on Comprehensive Plan 2008:
1. Since Carmel has not annexed Home Place and not taking any tax dollars from the area
and the Home Place annexation is in court for the next three years. I would suggest that the
City of Carmel leave Home Place area out of the Comprehensive Plan.
2. If you are going to leave Home Place in the plan, please have a representative from the
Home Place area on the committee so that the people who live in the area have imput.
3. This compehensive plan has changed names a number of times and is an off and on
process. If you are going to institute the plan, then put it in place. Quit wasting taxpayer
money year after year and quit wasting peoples time since they have to sit through the
meetings year after year.
4. Home Place does not need buildings that have the retail on the bottom with condo's on top
or other office space. This is a fine design if the City of Carmel wants that for their streets, but
leave Home Place alone. The fiscal plan that Carmel wrote for the annexation said that it
would keep the Home Place history in place and not go making it just like Carmel. The people
of Home Place do not need arches, and all brick buildings and statues and all the other crap
you have in Carmel to make us feel important.
Matt Milam
From: Michael Johnson [mailto:mikejohnson02@comcast.net]
Sent: Thursday, September 25, 2008 2:33 PM
Subject: Illinois @ 116th and 96th Street corridor
To: Carmel Plan Commission
From: Mike Johnson, FC Tucker
After looking at the Carmel / Clay Township Land Use Plan, 1997, I
would like to make comments about the proposed land use for two
specific areas; 116th and Illinois Street and the 96th Street corridor
between Keystone Avenue and Westfield Boulevard.
It appears that the proposed land use plan identifies the area from
111th Street north to 116th and east from Spring Mill Road to west of
Illinois St. for low and medium density residential use. In my
personal opinion, when you take the future development of US 31, along
with the existing commercial office space and Clarian hospital into
consideration, this is not the best use for this land. This land is
better suited for low or medium density commercial use. It is
unlikely that prospective home buyers would be attracted to low or
medium density residential properties that are directly adjacent to
mid-rise office buildings and/or a hospital, due to the setting,
traffic volume and traffic noise.
The current land use plan identifies the land on the north side of
96th Street, between Haverstick Road and Westfield Boulevard for low
density residential use. In my opinion, this is not the best use of
this land. The properties east of Haverstick are commercial
properties. Some of the homes on the north side of 96th Street, west
of Haverstick Road, are already being used for commercial use. The
Washington Township Land Use Plan identifies all of the land on the
south side of 96th Street between Keystone Avenue and Westfield
Boulevard and south to the interstate for office commercial use,
community commercial use and heavy commercial use. The future
development of the land on the south side of 96th Street, for
commercial use, should influence how the land on the north side of
96th Street is developed. In my opinion, the land on the north side
of 96th Street should be identified for similar commercial
development. Existing and future residents living in this area would
benefit from business development along this corridor.
Regards,
Mike Johnson
First Vice President, Residential Division
F. C. Tucker Company
9277 N. Meridian Street
Indianapolis, IN 46260
(317) 590-3454 (cell)
(317) 205-9252 (fax)
www.mikejohnsonproperties.com
mike@mikejohnsonproperties.com
Keeling, Adrienne M
From: Marilyn Anderson [banker@indy.rr.com]
Sent: Tuesday, September 30, 2008 10:49 AM
To: Keeling, Adrienne M
Subject: RE: Comprehensive Plan Meeting
Page 1 of 1
9/30/2008
Hi Adrienne,
Fred Yde let me know he cannot make any comments via the limehouse site. He says he’s tried 3 different nights
and the site just won’t let him. I let him know he could e-mail you directly, but he’s frustrated now so he asked me
to pass along one of the comments he really wanted to leave. I believe he said roundabouts are permitted and
bike paths, but not any plans for any widening. Fred’s really the one that needs to address this issue.
A. Comprehensive and Thoroughfare Plan for SW Clay – By October 25, 2007, Carmel shall initiate
a process by which the existing Comprehensive and Thoroughfare Plan for the Annexation
Territory will be made available for review and revision as necessary and advisable. Public
meetings will be held in the Annexation Territory for input, prior to any changes being made. No
decision to build or expand any road in the Annexation Territory other than Illinois Street or
Commerce Drive from its current size or character will be made prior to January 2012… This
last sentence (1) shall not prohibit Carmel from accepting roads that are dedicated to Carmel by
a developer; and (2) shall not apply to the addition of a turning lane, which may be required by
the City of Carmel with respect to a new development or new construction. ¶ 1(d)
Marilyn
My family and I have been a resident of west Carmel for 17 years, 13 of which I resided
at 130th and Spring Mill Road. I’m very familiar with the traffic patterns and needs of the
area. My family and I moved to west Carmel when there were only a few subdivisions
west of Meridian Street. We have seen positive growth in the area that was well
planned, but there is one thing that has been lacking for the residents and that is good
commercial and retail support and amenities west of US 31. As Meridian Street has
evolved from lightly traveled highway to a soon to be limited access freeway, it has
become much more difficult and dangerous to travel across it. The intersection at 116th
and Spring Mill provides Carmel the opportunity to allow something uniquely special to
be developed there due to the large amount of land that exists in an area that is mostly
developed. With the advent of quality mixed use developments we have seen here and
though out progressive communities around the country, and the benefits they provide
their surrounding communities, it would only make sense that the area around 116th and
Spring Mill be planned to provide the same benefits. Mixed use projects that include
higher density residential and support retail and office are the perfect buffer between the
single family residences to the west and the offices, hospital and highway to the east. In
the age of where people are wanting and needing to drive less, allowing mixed use
developments to take place at 116th and Spring Mill makes more sense today then ever.
Thank you, Tom.
Thomas M. Osborne, SIOR
Principal
Carmel Plan Commission
Re: Comprehensive Plan Update
As you are aware our company Resource Commercial Real Estate is the agent
for the sale of the Conseco 48.62 acres on the southwest corner of 116th and
Spring Mill Road.
Over the past year and a half much of the interest we have received on the site
from potential buyers is for higher density residential and assisted living and
some from retail support.
Now that Keystone Avenue has been designated as the residential corridor and
Meridian Street is planned to be a limited access highway and commercial and
with the new residential development over the past several years on the west
side of Meridian Street, there is increased demand for business services and
amenities on the west side of Meridian Street at 116th for convenience of people
living and working in the area.
Many of the buyers / developers that have shown interest in the Conseco ground
either for assisted living and higher density residential are attracted to the site
because of it’s proximity to The Clarian North Medical Center, The Indiana Heart
Hospital and St. Vincent’s North Hospital that would also increase the demand
for services on the west side of Meridian Street.
With Carmel’s recent roadway and infrastructure up grades in the area, the
existing office parks and planned office building projects and the addition of a
major medical facility it makes sense to have higher density residential mixed
with retail support as a buffer to single family residential further west of the site.
If the land owners in the direct vicinity including Clarian North, Fidelity Office
Park, Conseco and Pittman Properties jointly planned developments carefully
with all land owners and residents in mind it could be a tremendous asset to
Carmel residents.
The general economy, cost of living and the cost of fuel are causing people to
take a very hard look at where they live and shop as it relates to where they
work. Having a wider variety of residential developments and support services
west of Meridian at 116th would be a true benefit to the entire area.
R.J.
R.J. Rudolph, Jr., SIOR
Principal
From: Puckett, Mike [mailto:mikep@Sepro.com]
Sent: Monday, September 29, 2008 11:06 AM
To: Keeling, Adrienne M
Subject: Carmel Consolidated Comprehensive Plan
SePRO Corporation is one of many businesses occupying the Fidelity Plaza office park located on the Southeast
corner of Meridian and 116th Street. As both an occupant and a building owner in the office park, we have been
significantly impacted in a negative manner as a result of the Illinois Street and 116th Street modifications that have
occurred over the last several years. Similar to other buildings in Fidelity Plaza, the occupancy of our office
building has declined significantly in recent years and interest in available space has waned. While we recognize
that several factors play into this trend, feedback from both existing and potential tenants consistently includes
two issues: 1) difficulty in accessing our park due to the requirement to enter from Illinois Street on the west side
of the property/lack of access through Fidelity Plaza’s main entrance on 116th Street and 2) lack of amenities in the
adjoining areas including restaurants, dry cleaners, etc. Currently, everyone doing business on the west side of
Meridian Street is required, at a minimum, to drive east to Pennsylvania Street to reach any significant
retail/convenience shopping area.
After taking time to review the proposed Carmel Consolidated Comprehensive Plan, we have noted that the
property just west of Fidelity Plaza, which would include the property just north of 111th Street, west of Illinois
Street, south of 116th Street and East of Spring Mill Road, is to be zoned residential. From our perspective, it would
be best if this property was zoned as either a Community Vitality Node or a Regional Vitality Node. While some
high‐density housing might be successful in this area, we do not believe zoning the entire area residential will be
the best use of this land as it relates to the surrounding communities, including the businesses in the area. As a
building owner in the area, we would like to see the area just West of Meridian Street between 111th Street and
116th Street become a strong business community; however, this area is being placed at a disadvantage to areas
east of Meridian Street based on the currently planned zoning requirements. We request that you reconsider the
zoning plans for the above referenced area between Illinois Street and Spring Mill Road and zone this area as
either Community Vitality Node or Regional Vitality Node. This zoning will allow for much needed commercial
development in the area.
Regards,
Michael Puckett
Chief Financial Officer
SePRO Corporation
Phone: 317.580.8277
Fax: 317.388.3322
For general information about SePRO, please visit our website at www.sepro.com.
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From: Marilyn Anderson [mailto:banker@indy.rr.com]
Sent: Monday, September 29, 2008 12:52 PM
To: Keeling, Adrienne M
Subject: RE: Comprehensive Plan Meeting
To: CCC Plan Special Committee
From: Marilyn Anderson & Randy Krupsaw
Date September 29, 2008
Re: Part 3
Marilyn served on the Plan Commission when the current Transportation Plan was
developed. At that time, no definitive information was available about the State’s plan
for 421/Michigan Rd. Shelborne Road was classified as a Secondary Arterial because of
the need for major N/S thoroughfares. Things have changed. Michigan Road will be
easily accessed by the two planned Primary Parkways of 131st and 116th and the 4-lane
146th St. It is worth reconsidering how far east from Michigan Road it remains important
for the City to spend the money for a 4-lane N/S road. At the very least, between 96th &
116th, it makes sense to encourage traffic to move to Michigan Road.
1. With the expansion of Michigan Road to 4 lanes plus turn lanes south of
116th, Shelborne Road south of 116th is no longer needed to carry the
same weight as in the previous plan.
2. 116th St. is planned as a Primary Parkway and will need to carry the east
and west bound traffic. Regardless of what happens with Shelborne Road,
the City will have to pay the costs for upgrading 116th St. Since Shelborne
at 116th is only 1-mile from Michigan Rd. and even less far south of 116th,
a 4-lane Shelborne south of 116th may not be the best use of funds.
3. There are homes and subdivisions on Shelborne south of 116th St. that pre-
existed the last Thoroughfare Plan. This means the City does not already
have the right-of-way, but would have to purchase it and the City could
avoid bringing the road very close to some homes.
4. There are existing single family homes outside of subdivisions that will
have no option but to enter/exit a 4-lane road. Brandywine’s exit/entrance
sits at a dip in the road for southbound traffic, which already makes
exiting Brandywine hazardous during rush hour.
Keeling, Adrienne M
From: John Tintera [tintjoh@hotmail.com]
Sent: Monday, September 29, 2008 8:57 AM
To: Keeling, Adrienne M
Subject: C3 Comment - Part 4: Transportation Plan
Page 1 of 1
9/30/2008
Adrienne,
Please add the following comment for the Thoroughfare Plan Map in part 4: Transportation Plan.
Since all of the potential changes resulting from a future 96th St & Westfield Bvld Area Study are not shown in
the Thoroughfare Plan Map and Land Classification Plan Map, consider temporarily removing the proposed
roundabout and 96th and Haverstick until the transportation issues in this area are resolve with a future Study.
The Planning Staff and Engineering will benefit from additional time to determine if actual traffic counts on
Haverstick are sufficient to support a proposed roundabout or whether alternatives should be considered.
I look forward to discussing this with you.
John Tintera
See how Windows connects the people, information, and fun that are part of your life. See Now
From: wabashmed@aol.com [mailto:wabashmed@aol.com]
Sent: Monday, September 29, 2008 11:31 AM
To: Keeling, Adrienne M
Subject: Fwd: devleopment
I would like to give you my comments regarding the use of space in the comprehensive plan. My
name is John Moorin and I live in Windemere at the corner of 106th and Towne. I recently sold
my company Wabash Medical Company. My business was located in Marion County. This is the
3rd business I have sold in my 18 years as an Indiana resident. None of these businesses have
ever been located in Hamilton County.
I would very much like to have the opportunity to do so at some point in my career. It would allow
me to be closer to my home and family and Hamilton County is a wonderful place to live.
Unfortunately there really is no good commercial park that I know of around. We need one that
will attract business to locate and grow. We compete on a regional and national level for our
employees.and they look for a more modern environment than what this county currently offers.
Employees today want to be able to have convenient retail next to them. They want to be able to
eat and shop next to where they are. They want places to with walking trails, bike paths and other
outdoor activities. These types of things can lure the best and brightest to us. Being close to
residential is a plus because people wouldn't have to commute nearly as far and we can limit
sprawl.
I have heard that people don't want commercial uses in that area. We already have that with
Clarian and we should leverage that to our advantage. It would be a great technology and Life
science corridor. Businesses would seek this place as a home in which they wanted to stay. The
office park around it is struggling. If this were developed with creativity and energy then that park
would reap the benefit as well.
This would increase home and land values, create terrific work space and be something the
community could be proud to claim. The commercial development on Michigan road has been so
plain. Large parking lots and big box stores. This does not promote anything that we should
want in at 116th and Springmill. Let's not waste this opportunity but maximize what it can do for
the community.
We should be thinking about increasing the tax base to support the performing arts center and
the Monon center. Those are nice amenities and have set a high standard. Please keep your
standards high for all of us citizens.
Thanks for your time.
Sincerely,
John Moorin
To: CCC Plan Special Committee
From: CWIC2
Date: September 30, 2008
Re: Part 3
Land Classification Map, page 45. Suburban Residential is inappropriate in Carmel West at:
1. Land south of 116th between Michigan Rd & Shelborne Rd. Proposed as Suburban
Residential, with density between 2.0 to 4.9 two subdivisions:
a. Includes homes with acreage as well as two subdivisions with very low
densities—Brandywine (0.61 u/a) and Woodhaven (0.77 u/a). Each was built
when lots were required to be a minimum of 1 acre and the expectation was 1
acre lots for the area. The expectation for large lots was reinforced with the
2020 Comp Plan.
b. Directly east of Brandywine is Bridleborne at a density of 0.40 u/a and
English Oaks with 1.26 u/a. To the south is a church and then a fire station
on the corner. While these uses are different from the surrounding
developments, their abundance of green space and low intensity of use is
much more compatible than a subdivision with a 4.9 density.
c. The highest density in the entire quadrant is Weston at 2.14, barely over the
Suburban Residential category. But that is misleading: Weston has several
sections, each with very different densities. As part of its approval under the
1st Cluster Ordinance, it was required to “transition” its density, lowering the
u/a as it went eastward. Weston Village, the section farthest west, abuts the
commercial area. It is the densest section, above 2.14. Weston Park, the
section between Weston Village and Brandywine, is less dense with houses
abutting Brandywine on 1/3 acre lots. North of Brandywine is Weston Ridge,
with ½ acre lots. It is appropriate to include the section of Weston closest to
the commercial area in Suburban Residential, but not appropriate to include
the rest of this quadrant. This quadrant should be divided into different
zoning classifications that more appropriately fit what currently exists.
(Marilyn: “I have a personal stake in this. I live in Brandywine on a 1 acre
lot. I would never have bought and built in an area zoned for even a 2.0 u/a.”)
d. Between 96th and 106th west of Shelborne are single family estate lots abutting
106th St. and two subdivisions with densities of 1.76 and 2.13. An argument
could perhaps be made that this section is more appropriately zoned Low
Intensity Suburban Residential, with a density of 1.0 to 1.9. That is more
compatible with the Estate Residential category to its east.
2. West of Towne Road abutting the Village of WestClay is the Fortune Property, now
platted as Trillium at a density of 1.76. The approved density clearly fits the Low
Intensity Suburban Residential category. Why isn’t it labeled as such? The ground is
still bare so this category could easily result in Adams & Marshall vacating that
approved plan and returning with a new plan at 4.9 u/a that would then legally have to
be approved. This classification violates the promises of containing the VWC’s
density within its property and no more transitioning. City Council upheld this
promise when they approved the project only after lowering the density to 1.76. This
is just completely inappropriate.
3. Northwest corner of Towne Road & 131st (Guerrero Property). We’ve had this fight
before—you know the issues. As part of its approval, the VWC was promised to be
the exception in the area and was promised to be contained. Zoning this as Suburban
Residential violates the promises and should not be done.
4. East side of Towne Rd from about 136th to 141st. Every surrounding subdivision has
a density of less than 1.42 with an average of 1.33. Suburban Residential would
almost quadruple the density. Where’s the compatibility? How would you like to
own a home that now backs up to this drastic change from what was expected.
5. Two locations along 146th St. Density of adjoining subdivisions averages approx.
1.48 u/a. The proposed density is about 3.5 times as high. Where is the
compatibility?
Land Classification Map, page 45, Low Intensity Suburban Residential
1. Carmel west of Springmill Rd. currently averages approx. 1.22 u/a. South of 116th St.
averages approx. 1.05 u/a. while north of 116th St. averages approximately 1.28 u/a.
2. Reducing the top density to 1.5 u/a is helpful, but the intent is in conflict with the plan for
incentives. With a zoned density of 1.5 u/a, any development of any quality could be
developed at 1.5 u/a. Incentives would not have any value, since they only work if the
developer gains something he otherwise could not do. If the density is 1.5 u/a but
density is used as an incentive, it can be expected that some developments would end up
closer to the 1.9, even though that supposedly is not the intent.
3. Except for where the map correctly classifies currently existing development/zoning, all
land west of Springmill Rd needs to be zoned Estate Residential. Estate Residential is in
keeping with the character of the area, in keeping with the current zoning that people
believed they were getting when they invested in their homes, and in keeping with what
the vast majority of the residents in the area strongly desire
Land Classification Map, page 45. Community Vitality Node
1. The VWC area with this classification is not compatible with the surrounding area that
currently fits Low Intensity Suburban Residential. Community Vitality Node is not listed
as an appropriate adjacent classification.
2. The VWC area with this classification has a lot of acres with no buildings. This invites
Brenwick to return with a new ordinance using the new classification. The only limit on
the commercial intensity is “the maximum building envelope, maximum impervious
surface, and on-site parking requirements.” We do not believe the City really wants a
Merchants Square or West Carmel Center (examples cited) at this location. Area
residents do not. This area is a red-hot button issue for area residents and increasing the
intensity will heat the flames for many residents.
3. This classification would also permit residential density up to 10 u/a, surrounded by
homes at a much, much lower density.
4. If this classification remains, the to-be-expected increase in intensity of use would result
in pressure to change intensity of use on surrounding land.
5. “Location” for Community Vitality Node says it is most appropriate near major
thoroughfares. Michigan Rd is a major thoroughfare and is designed for the truck traffic
that a large commercial area requires. Towne Road is not planned to become a Michigan
Rd and the required truck traffic would change the quality of life for those near Town
Road and for those driving through on their way to and from their homes in the area.
6. Since the Community Vitality Node would allow this area to become much more intense
than ever planned, this land does not fit this category. While the approved plan may be
larger than the next lower classification, Neighborhood Service Node, reclassifying it to
NSN would be much less apt to result in Brenwick asking for a new plan that changes
what has already been approved. Neighborhood Service Node is also much more in
keeping with the approval it was granted and promises made by City Council to not allow
this area affect surrounding properties.
Land Classification Map, page 45. VWC’s Urban Residential
CWIC2 support’s Dee Fox’s comment—inadvertently omitted in our submission.
Undeveloped land remains so Brenwick could return with a new ordinance requesting much
higher density, using this classification as the intent of the new Comp Plan.
Part 4: Transportation Plan, page 50-62
CWIC2 acknowledges that the needs of residents that live along thoroughfares must be
balanced against the needs of the greater community for efficient and effective traffic movement.
We support connectivity as a guiding principle and roadways constructed to handle the traffic
demand. We support the bike lanes since we know all too well how much one bike rider can
back up traffic on the current roadways. Gridlock benefits no one.
We do ask that you do everything possible to minimize the impact on the affected
neighbors. Please consider carefully the following:
1. Can the medians required for trees be reduced while still maintaining healthy
trees? Perhaps some good street trees require less space.
2. Are side paths to take 10 feet each side of the roads or is this for both? (Totaling
the numbers in the illustrations does not come to the right-of-way numbers). We
support side paths and do not wish them to be too narrow, but neither do we wish
them to be “expansive.” Ten foot each side seems much beyond what is needed.
3. There is right-of-way extending some distance past the paths. Please explain the
use of this right-of-way. Can this be reasonably reduced?
4. Areas where homes and neighborhoods were established before the existing
Thoroughfare Plan was developed usually lack the needed right-of-way. Those
residents would sometimes have to give up significant pieces of their yard. We
ask that the proposed Plan be sensitive to this and make every reasonable
accommodation to treat the road in context with its surroundings. For example:
Keystone, Hazel Dell, 116th St., and Towne Road are all classified as Primary
Parkway. Obviously Keystone is of a different magnitude than Hazel Dell, and
Carmel West is different in character from Carmel East.
Transportation Plan Map – page 63
There is a description for Residential Parkway 2-lane and Residential Parkway 4-lane,
but these are not distinguished on the map. Please identify where each is planned.
Part 4: Transportation Plan – page 75
The map identifies an “Enhanced Sidewalk,” but where is the descriptor of what that is?
Keeling, Adrienne M
From: Steve Pittman [steve@pittmanpartners.com]
Sent: Friday, September 26, 2008 3:46 PM
To: Keeling, Adrienne M
Page 1 of 2
9/29/2008
Adrienne:
Thanks for giving me the opportunity to comment on the Carmel Comprehensive Plan and the accompanying land
use map that Carmel is currently reviewing. As you know my family has lived on the west side of Carmel since
the early 1970’s. I tell you this not because it means that my opinions are more important than anyone else or
even someone who just moved in but because we have seen many changes over the years and are very familiar
w the tenor of the area.
It is my belief that the property in the general vicinity of 116th
and US 31 West to Spring Mill Rd, South to 111th
St
and North to Spring Lake Estates subdivision should be planned to allow for intense commercial development. I
also believe that more intense uses should occur on the west side of Spring Mill Rd. We shouldn’t be provincial in
our thinking and try to compartmentalize development and planning. As a community we are blessed to still have
so much ground in this area to create a sense of place for businesses and residents on the west side. It is
inconceivable to develop and build residential between Illinois St and Spring Mill Rd. Illinois Street is a major road
w 120 of row. In addition, its adjacency to the future limited access highway US 31, the truck and commercial
traffic on US 31 and the relocated truck traffic from Keystone, the helicopters flying overhead to and from Clarian
Hospital make residential impractical and destined to fail or never happen. This plan for the area between Illinois
and Spring Mill Rd represents yesterday’s thinking of 25 years ago. The world has drastically changed. This is
not fiscally responsible either. We need to continue to grow a strong commercial tax base. Why are we willing to
allow commercial east of Pennsylvania Ave. but not west of Illinois? This does not make any sense. Residents
and employers / employees in west Carmel want to see dynamic development that would allow for restaurants,
offices, hotels and the amenities that development like this would provide. They are not stuck in the old way of
thinking. Please consider changing this area to Regional Vitality Node.
I am also very concerned that the Comprehensive Plan continues to encourage sprawl. Neighborhoods like The
Reserve at Spring Mill, Williams Mill, Spring Arbor and Ashbury Park could not be duplicated in many places on
the west side of Carmel. We need to find places where more dense, vibrant and creative communities can be
created on the west side. We need to be aware of the impact of the new 146th
St on the west side of Carmel and
plan appropriately. Please consider changing the entire corridor from 141st
to 146th
St to Suburban
Residential from the Boone County Line to Town Rd. In addition, this is the ideal area for a large outdoor
sports park that our community needs and wants. This is ideal for this use because it could be accessed off of a
busy 146th
St and be less invasive to residential.
The area between Westfield Blvd and Haverstick north of and adjacent to 96th
St should also be looked at closely
as an area in transition. South of 96th
St and north of and adjacent to I465 will be commercial and is currently
under contract by a commercial developer. This development will have an impact on the area north of 96th
St. I
am not suggesting how this area change only that it will change and I recommend that we look to our planning
staff and paid consultant for guidance.
Thanks you for your consideration and I look forward to continuing to participate in this process
Steve Pittman
Steve Pittman
Mail: PO Box 554, Carmel, IN 46082-0554
Office: 11711 N. Pennsylvania St., Carmel, IN 46032
317.580.9693 direct
317.580.9786 fax
steve@pittmanpartners.com
Page 2 of 2
9/29/2008
Carmel Comprehensive Plan
The vacant land between Spring Mill and Illinois should be rezoned Employment Node
for many reasons. Clarian North has a helipad. The BZA recently declined to approve St.
V Heart Center’s helipad b/c the “noise emanating from the proposed use may awaken
adjacent residents.” Similar distances between helipad and residential would exist if this
land were to be developed as residential properties.
The vacant land between Spring Mill and Illinois should be rezoned Employment Node
b/c the flight plan for the helicopters that land at Clarian North. Although the primary
flight plan uses the 31 corridor, inclement weather often alters flight plans, causing the
helicopters to cross over the land between Spring Mill and Illinois. Why would we put
residential housing in an area where a medical helicopter would fly over?
Residential zoning of the vacant land between Spring Mill and Illinois is not the public’s
best interest. Suburban residential properties, located near a helipad and next to a busy
regional medical center, would not be able to return high value. Best use would be
commercial, w/ access onto Spring Mill prohibited. Entry/exit onto property should only
be allowed off of Illinois.
US 31 will become a limited access highway w/ 116th St being a major intersection. Not
only will there be significant traffic in this area there will be significant noise w/ all the
normal truck traffic on US 31 but the added truck traffic has been relocated from
Keystone. In addition, Illinois St. is becoming a major road to move local traffic. This
will increase significantly when US 31 becomes limited access. It is important to finish
the last leg of Illinois St. down to 106th St prior to construction commencement on US 31
in 2011. It is inconceivable that you would have residential use in such a corridor. It is
poor planning and an irresponsible use of such prime land to maximize our tax base.
Commercial development on vacant properties along Illinois St should be encouraged. As
the city can see complete buildout w/in 10 years, NAV will flatten. We should take every
opportunity to encourage commercial development in this area to keep property taxes low
for residents.
Randy Yust
Clarian North
Dear Carmel Plan Commission Members,
As a resident of Western Clay Township, I am writing you today in reference to the C3
Comprehensive Plan that is currently under consideration and specifically about the
underutilized property surrounding the intersection of 116th Street and Springmill Road.
The immediate area has evolved into a first class commercial corridor that contains
immense employment opportunities as well as substantial revenue for the City. It is my
hope that we can further enrich this area by providing additional commercial assets of the
same stature and supplementing those assets with services that the population, both day
time and full time, may enjoy.
While I know there is a vocal minority that opposes the type of planning that should be
applied to this area; the idea that Springmill Road is some sort of demarcation that needs
to be buffered hinders the power of sound planning for the highest and best use of those
properties and subsequently the City as a whole. Given what has been accomplished by
the City of Carmel in recent years I expect that those properties will represent planning
and development worthy of national recognition. I appreciate the efforts you all put forth
to ensure that the City and its residents continue to prosper. Thank you for your time.
Sincerely,
John Levinsohn.
From: Ivan Barratt [mailto:ivanbarratt@gmail.com]
Sent: Friday, September 26, 2008 4:02 PM
Subject:
Importance: High
Carmel Clay Planning Commission:
Re: Comprehensive Plan Update
I currently work in the high end residential home building and development market. In the marketing
and sales of our high end subdivisions on the West side of Carmel I am continually asked about the
nearest retail services/convenience area(s) on the West side of Carmel. Many buyers who are looking to
move into Carmel from other parts of the country have expectations that there would be commercial
conveniences in close proximity to their residences. They are often discouraged at the lack of diversity
and uses west of Meridian. It is for that reason that I encourage you to plan for a special area West of
Meridian that would include such services as offices, retail uses including grocery options, hospitality,
medical, etc. It is apparent to me that the best place to create such a node would be in the area of 116th
and US31, West to Spring Mill Rd. Housing is not an appropriate or best use for this area.
Sincerely,
Ivan Barratt
As a landowner in western clay township, custom builder and owner of Weichert Real Estate
Agency, I want to strongly encourage the leaders of the City of Carmel to plan western clay
township in a manner that is beneficial to the city as a whole. I am very concerned that west clay
be treated in a manner that is different than the rest of Carmel and in a manner that is detrimental
not only to the whole but to those of us who have made significant investments on the west side
of Carmel. It is my hope that we would encourage strong commercial uses on the west side of
meridian, that a development is created on the west side of meridian that would serve the people
who live on the west side and those who are employed on the west side. I know it is very
discouraging to the homeowners that I talk to, the business owners that I talk to and the potential
high end customers that we deal with who are required to jump in their car and drive far distances
for minor conveniences. We need to create a hub in the area of 116th Street and Spring Mill Rd
for a tremendous development that properly utilizes the precious and dwindling land resources
we have left. I envision an area that contains offices both professional and medical, hospitality w
hotels and restaurants. I would be hopeful that amenities like walking trails, water features, fire
pits, sand volleyball courts and pocket parks could be created to compete w such places as
silicon valley, Boston’s technology corridor, Denver and any other great place where creative and
successful people are attracted to. Please do not allow for the degradation of our tax base by
requiring housing to go into areas where housing will fail and a use which further encourages the
need for the construction of more schools and higher taxes.
Sincerely,
Bob McKinney