HomeMy WebLinkAboutHNTB Steering Cte Mtg 1.10.90 HNTB ARCHITECTS ENGINEERS PLANNERS
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1989 COMPREHENSIVE PLAN UPDATE
CARMEL/CLAY TOWNSHIP
STEERING COMMITTEE MEETING
January 10, 1990
A. Process Overview
Existing Scenario
Programmed (Committed) Scenario
Future Scenario
B. Review of Existing Conditions & Needs
C. Review of Programmed Scenario & Needs
D. Review of Build-Out Scenario
1. Process Review
a. Land-use and intensity (additional)
b. Trip Generation
c. Trip Distribution
d. Trip Assignment
2. Findings & Observations
E. Preliminary Thoroughfare Plan
F. Preliminary Design Standards
G. Remaining Steps
1.1 INTRODUCTION
Section 1. 1 has been prepared to document the baseline land use, zoning,
and programmed development conditions located within the City of Carmel and
Clay Township , an area of approximately 54 square miles in southern
Hamilton County, Indiana. Information concerning existing land use,
zoning, and programmed development has been compiled from a number of
sources including; aerial photographs, zoning maps and documents,
Department of Community Development case files, and limited field
observations.
Composite findings have been summarized in graphic and text form and are
presented herein. For the purposes of general classification and
comparison, categories of land use, zoning and development types were
generalized into common groupings of like uses and designations to the
greatest degree possible.
Information assembled and presented to date is preliminary in nature and
subject to refinement and modification as the Comprehensive Plan Update
project progresses. Preliminary findings are presented at this time to
verify baseline conditions in the study area and to begin to discover
trends, issues and areas of concern to be addressed in the development of
the Updated Land Use Plan and the Updated Thoroughfare Plan as part of the
1989 Comprehensive Plan Update.
Future work efforts will include a quantitative and qualitative comparison
of findings and analyses presented herein in with the previously adopted
Land Use and Thoroughfare Plans as well as the alternative Land Use and
Thoroughfare Plans to be developed as part of this present study.
1.2 EXISTING LAND USE EVALUATION
Know land uses in the study corridor which are either present or currently
under development are shown in the Existing Land Use exhibit. For the
purposes of analysis and comparison, land use types were generalized into
eight primary classifications as first discussed at the May 30, 1989
steering committee meeting. Land area calculations and distribution
summaries were prepared using these eight classifications as described
below.
Exhibit
Designation Designation Name/Characteristics
RESIDENTIAL USES:
"A/R" AGRICULTURAL/RESIDENTIAL AREAS including;
o Cultivated fields
o Scattered residences and homesteads
o Undeveloped tracts in urban areas
"LDR" LOW DENSITY RESIDENTIAL AREAS including;
o Large lot "estate" or "farmette" style subdivisions
o 2 or less dwelling units per acre
"MDR" MEDIUM DENSITY RESIDENTIAL AREAS including;
o Small lot subdivisions
o Zero lot line developments
o 3 to 5 dwelling units per acre
"HDR" HIGH DENSITY RESIDENTIAL AREAS including;
o Duplexes, Townhouses and Apartments
o 6 or more dwelling units per acre
EMPLOYMENT USES:
"LC/0" LIGHT COMMERCIAL/OFFICE AREAS including;
o Neighborhood or local serving commercial and office
areas
"HC/0" HEAVY COMMERCIAL/OFFICE AREAS including;
o Regional scale or serving commercial and office
centers
"I/M" INDUSTRIAL/MANUFACTURING AREAS including;
o Office/Warehouse developments
o Storage, distribution and manufacturing facilities
OTHER USES:
"P/SP" PUBLIC/SEMI-PUBLIC AREAS including;
o Schools, churches, cemeteries
o Hospitals and community facilities and services
1.2.1 Key Findings
The City of Carmel and Clay Township is a predominantly agricultural and
residential community which has, in recent years, experienced an increase
in regional commercial, employment and industrial growth. In general, more
densely populated residential development has been focused around the
original town. center and areas to the east and south were good
transportation and wastewater service has been more readily available.
Lower density residential development has tended to be located in the
western portions of the community.
Regional commercial and employment growth has occurred along the Meridian
Street (U.S. 31) corridor, particularly at intersections with major
arterials such as, 1-465 and 116th Street. The northwestern quadrant of
116th Street and Keystone Avenue is the location for another significant
concentration of commercial and employment uses. A large industrial area
represented by the Carmel Industrial Park, the Carmel Science and
Technology Park, and the Meridian Tech. Center is located north of 116th
Street between Meridian Street and Westfield Boulevard.
Other commercial and employment clusters can be found north of the Keystone
Avenue and Michigan Avenue interchanges with 1-465.
Specifically, as illustrated by the "Distribution Summary" graphs on the
wall exhibit, areas designated "Agricultural/Residential" comprise the
majority of land area occupying approximately 19,275 acres or 56%, within
the City of Carmel and Clay Township. Areas designated "Medium Density
Residential" compose the next largest land area category occupying
approximately 8,210 acres or 24%. Areas designated "Low Density
Residential" compose approximately 4,210 acres or 12% of the land area in
the City and Township. The remaining five use designations represent
approximately 2,740 acres combined and range between 1% to 2% of the total
land area share for any one category.
1.2.2 Major Issues for Discussion
Future land use decisions will be guided, to a great degree, by the
availability of utilities, market demand, and the policies and guidelines
to be set forth as part of the 1989 Comprehensive Plan Update. For the
purposes of initial discussions, future land use questions can be divided
in three primary areas of concern:
1 . Large, currently undeveloped "infill" parcels located along key
transportation corridors (such as Meridian Street and Keystone
Avenue) or within or adjacent to established areas (such as
parcels west of Gray Road and north of 96th Street, and parcels
south of 116th Street between Meridian and Keystone).
2. Large tracts of land currently used primarily for agricultural
purposes from Gray Road east to the White River.
3. Large tracts of land currently used primarily for agricultural
purposes west of Meridian Street and north of 116th Street.
Additional general areas of discussion could include the relationships and
compatibility between the wide mix of land uses found with in the central
core of the community (Meridian and Keystone interchange to 116th Street).
Some discussion is also needed as to the desirability of maintaining a
meaningful agricultural base to the community as well as what role unique
environmental feature such as wooded water courses, wooded lots, and open
space should play in the future of the community.
1.3 Existing Zoning Evaluation
The City of Carmel and Clay Township Plan Commission currently maintains
zoning authority throughout the study area. The Existing Zoning wall
exhibit and the following text have been prepared for the purposes of
facilitating comparisons between existing land use, the 1985 Land Use Plan,
and Alternative Land Use Plan Scenarios to be developed, with how land in
the community is currently zoned, and therefore potentially could be
developed at the present time without requiring any amendments.
A composite view of zoning patterns in the area was obtained through the
grouping of similar zoning classifications into generalized categories
similar those used in the evaluation of existing land use patterns. The
Official Zoning Map last revised 3-7-88 along with hand updates and
notations from Department of Community Development staff was used for this
analysis.
The groupings of zoning categories into major land use associations has
been refined somewhat since the last Plan Steering Committee meeting.
Specifically, land zoned "S-2" has been moved from the "A/R" designation to
the "LDR" designation to more accurately reflect the type of development
prevalent on land zoned "S-2". Land zoned "R-1" and "R-2" have been moved
from the "LDR" classification to the "MDR" classification. Land zoned
"B-5" has been moved from the "LC/0" classification to the "HC/O"
classification.
Specifically, the revised groupings and associations are outlined in the
following table.
Exhibit
Designation Designation Name/Characteristics
RESIDENTIAL USES:
"A/R" AGRICULTURAL/RESIDENTIAL AREAS including;
o Land zoned S-1
"LDR" LOW DENSITY RESIDENTIAL AREAS including;
o Land zoned S-2
"MDR" MEDIUM DENSITY RESIDENTIAL AREAS including;
o Land zoned R-1, R-2, and R-3
"HDR" HIGH DENSITY RESIDENTIAL AREAS including;
o Land zoned R-4 and R-5
EMPLOYMENT USES:
"LC/O" LIGHT COMMERCIAL/OFFICE AREAS including;
o Land zoned B-1, B-3, and B-7
"HC/O" HEAVY COMMERCIAL/OFFICE AREAS including;
o Land zoned B-2, B-5, B-6, And B-8
"I/M" INDUSTRIAL/MANUFACTURING AREAS including;
o Land zoned I-1, 1-2, and M-3
OTHER USES: •
"P/SP" PUBLIC/SEMI-PUBLIC AREAS including;
o No specific zoning category currently in use
o Uses can occur in a variety of zoning categories
1.3.1 Key Findings
The generally permissive nature of several classification including S-1,
S-2 and others made absolute categorization impossible. Accordingly,
adopted zoning categories were grouped under generalized, land use
categories which best described the implied purpose and intent as well as
propensity of the zoning designation. Disparities between how a tract of
land is zoned and how it is currently used are normal and are visible in
the quantitative comparisons by category between Existing Land Use and
Existing Zoning. The significant disparity between the quantity of land
currently utilized for "High Density Residential" purposes (575 ,acres) and
the quantity of land zoning grouped into the "High Density Residential"
purposes (250 acres) could be described by developments such as Cool Creek
Apartments which are located on land zoned "B-3" ("Light Commercial/Office
Areas") and out of date zoning map information.
The majority of land in the City and Township is zoned "S-1". In fact,
approximately 20,340 acres (or 59%) of the study area's 34,465 acres are so
zoned. This zoning designation is found almost exclusively west of Spring
Mill Road and east of Gray Road.
Land zoned R-1, R-2, and R-3 comprise the next largest group of land area
(the Medium Density Residential category) accounting for approximately
6, 770 acres or 20% of the total study area. Land zoned S-2 (the Low
Density Residential category) is the third largest category of land area
accounting for approximately 4,195 acres or 12% of the study area. Both
of these groupings "MDR" and "LDR" are found almost exclusively in
central portion of the study area between Spring Mill Road to the west and
Gray Road to the east.
Other residential as well as the employment related zoning categories are
also found within the central portion of the study area. Combined, these
zoning categories account for a total of approximately 3,160 acres. Land
zoned B-2, B-5, B-6 or B-8 is the largest segment of this group accounting
for approximately 1,190 acres or 3% of the overall study area.
1.3.2 Major Discussion Issues
"S-1" zoning appears to be the most pressing area of concern relating to
the formation and subsequent realization of the Updated Land Use and
Thoroughfare Plan to be developed as part of this study. Specifically, the
shear number of acres zoned S-1 combined with the wide range of development
density which can and is occurring within that classification has the
potential to create an unpredictable and uncontrollable situation.
Some specific discussion points could include;
o Should there be a new zoning category which limits the development
of agricultural lands to densities lower than the 0500 square
foot of lot area per dwelling if there is a community sanitary
sewer system?
o Should there be lands which will be designated as "Agricultural
Preserves" in the 1989 Comprehensive Plan Update?
qs
o Should development be "clustered" at higher densities in certain
areas of the S-1 zoned sections to allow for preservation of open
space and desirable features of the natural environment?
16Can the proliferation of the "B" zones be simplified , and
r I A treamlined to achieve more specific development intents.
944 • ? 0 11
r G
1.4 PROGRAMMED DEVELOPMENT EVALUATION
Where available, proposed or approved master plans and development programs
for major real estate development proposals in study area were obtained and
reviewed. The specific purpose behind analyzing information related to
programmed development is to gain a general understanding of future
development which could have the possibility of influencing traffic demand
over the next five years. This information has been supplemented by data
concerning the number of unbuilt dwelling units in approved subdivisions.
Findings are illustrated in the Programmed Development wall exhibit and are
described below. Land use aggregations similar to that for analysis of
existing land use and zoning was employed for general discussion purposes.
Insight gained from an analysis of Existing Land Use, Existing Zoning and
Programmed Development exhibits and calculations will be used to form the
basis of an "Existing Trends" land use scenario to be analyzed in the next
phase of work.
1.4. 1 Key Findings
To date, information has been obtained on fourteen known proposed
developments in the study area. At this point, specific program
information is preliminary in nature and subject to change upon receipt of
additional information and clarifications.
Specific known development proposals from west to east include;
1. Southeast corner of West 106th Street and Michigan Avenue
Approximately 50 acre tract programmed for 50,000 SF of general
retail and 50,000 SF anchor grocery store
2. South of West 106th Street and west of Shelborne Road
Approximately 200 acre tract programmed for single family
development at 2 DU/AC
3. Southeast corner of 116th Street and Shelborne Road
Approximately 25 acre tract programmed for single family
development at 1 DU/AC
4. East of Clay Center Road and South of 131st Street
Approximately 80 acre tract programmed for single family
development at 1 DU/AC
5. South of 106th Street and east of Ditch Road
Approximately 90 acre tract programmed for single family
development at 1 to 2 DU/AC
6. South of 106th Street and west of Meridian Street
Approximately 135 acre tract programmed for office development
7. South of 103rd Street and east of Meridian Street
Approximately 120 acre tract programmed for office development
•
8. South of 111th Street and east of Meridian
Approximately 10 acre tract programmed for commercial development?
9. 131st Street and Meridian
Approximately 140 acre tract programmed for 1 million SF of office
development and an unspecified amount of retail development
10. Southwest corner of 136th Street and Meridian
Approximately 10 acre tract programmed for office development
11. Rohrer Road and Meridian
Approximately 15 acre tract programmed for retail development
12. West of Rohrer Road and north of Nevele Lane
Approximately 25 acre tract programmed for single family
residential development at 3 DU/AC
13. Northwest corner of 106th Street and Westfield Boulevard
Approximately 20 acre tract programmed for single family
development at 2 DU/AC
14. North of 116th Street and east of Gray Road
Approximately 70 acre tract programmed for single family
development at 2 DU/AC
In addition to the above described proposed developments, there are a total
of approximately 4,200 unbuilt dwelling units in existing subdivisions.
This number, when compared with total built dwelling units (11,065) is quit
significant.
1.4.2 Major Discussion Issues
Assuming the commercial and office acreage described above (480 acres)
develops at an average floor to area ratio (FAR) range of .2:1 to .3:1, the
amount of commercial and office space in the City and Township could be
increased between 4 to 6 million square feet in the near term future.
• Additionally, programmed residential development described in Section 1.4.1
could yield approximately 900 new dwelling units in the near term future.
This number, when combined with the number of unbuilt units in approved
subdivisions, could total over 5,000 or nearly half again as many dwelling
units as exist today.
Some discussion points could include;
o What will the impact of proposed sewer system expansions have on
development proposals in the near term and in the long term?
o Are the proposed developments outlined in Section 1.4.1 the
projects that could reasonably be considered to have an impact on
the transportation system within the next five years?
o Is the information presented in Section 1.4.1 correct with regards
to data to be considered in estimating impacts on the
transportation network for the next five years?
1.5 TRAFFIC ANALYSIS ZONES
Traffic Analysis Zones have been established using the Indianapolis
regional transportation study analysis zones as well as designations for
areas external to the regional study. Specifically, thirteen Indianapolis
Study Zones were supplemented with eleven external zones to cover the City
and Township area.
Analysis zones will be used as the framework for compilation and analysis
of population and employment data developed for traffic study purposes.
To date, land use and zoning data has been compiled according to traffic
analysis zones illustrated on the wall exhibit in terms of area by
generalized classification. For example, with regards to existing land
use , Zone 517 has approximately 140 acres in use as "Agricultural/
Residential Areas", 390 acres of "Low Density Residential Areas" and 50
acres of "Heavy Commercial/Office areas. Existing zoning would allow for a
similar distribution of development.
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