HomeMy WebLinkAboutDensity Comparison for 1991 Comp. Plan Density Comparison
of the Carmel\Clay Zoning Ordinance
and the Proposed 1991 Comprehensive Plan
As you compare the current ordinance versus the 1991 Comprehensive Plan,remember
to keep land with sanitary sewer and community water separate from land without those
services.
Current Carmel Clay Zoning Ordinance
Currently within Clay township,land zoned S-1 and S-2 that does not have community
sanitary sewer and water service has a minimum buildable area of 1 acre (43560 square feet)
or 1 unit per acre.
If the property does have community sanitary sewer and water service, the minimum
lot size for S-1 can be reduced to 15,000 square feet or a maximum density of 2.9 units per
acre; S-2 can have a minimum of 12,000 square feet or a maximum density of 3.6 units per
acre.
Current (1985) Carmel Comprehensive Plan does not address the density issue by
zoning classifications.
Proposed 1991 Comprehensive Plan
The Comprehensive Plan Steering Committee has recommended and the Carmel\Clay
Plan Commission approved of the following suggested revisions: if the property does not
have community sanitary sewer and water service,a minimum buildable area of 1 acre (43560
square feet)or 1 unit per acre(same as Current Zoning ordinance). If the property does have
community sanitary sewer and water service, the maximum gross density for S-1 would be 1.5
units per acre; S-2 maximum gross density would be 1.8 units per acre under the proposed
plan.
Or,
without sanitary sewer and community water service
Current Proposed
1 unit per acre 1 unit per acre
with sanitary sewer service and community water service
Current Proposed
S-1 = 2.9 units per acre S-1 = 1.5 units per acre
S-2 = 3.6 units per acre S-2 = 1.8 units per acre
For illustrative purposes the following example has been prepared;
If a you had a 100 acre tract of land the following densities are possible under the
current Zoning Ordinance;
Current Zoning Code
S-1 S-2
With community services 290 units per acre 360 units per acre
Without community services 100 units per acre 100 units per acre
That same 100 acre tract under the - Proposed Comprehensive Plan change
S-1 S-2
With community services 150 units per acre 180 units per acre
Without community services 100 units per acre 100 units per acre
The proposed Comprehensive Plan change would actually reduce the possible dwelling
units per acre by approx. one half on sites that have community facilities - (S-1 = 150/290 or
S-2 = 180/360),and would not change on those lots without community services.
During the update process,there has been a great deal of confusion dealing with Gross
and Net Density. Gross density is the total number of lots divided by the total number of acres
of land in the project. Net density is a formula of total number of lots divided by the total
number of acres of land minus the area required for detention\retention, roads and right-of-
ways, easements, and other amenity or similar items. Net density is a very individual site
specific requirement - example an area along the river may have a large area for the
retention\detention requirements (this area would be subtracted from the gross acreage,
whereas an area that has relative good drainage would probably have less area devoted to
drainage, therefore the property with drainage concerns would not be allowed the same
density as the property that has better drainage. The Department of Community
Development has, as far back as can be determined, used gross density to figure and compare
projects
These are suggested maximum densities for these zoning classifications; approval of
the 1991 Comprehensive plan will not make these densities an ordinance. If the City Council
or Plan Commission feel that these densities are what is needed in the S-1 and S-2 zoning
classifications a Zoning Ordinance amendment would need to be prepared and public hearings
held at both the Plan Commission and City Council to ratify this proposed density change.