Z-318 Residential LotsOrdinance No. ';z.._ ,-1A~ ." :I-,
AN ORDINANCE TO REQUIRE THAT RESIDENCES ON LOTS ABUTTING
THOROUGHFARES BE CONSTRUCTED SO THAT THEY FACE SUCH
THOROUGHFARES, WITH VEHICULAR ACCESS PROVIDED BY MEANS OF ALLEYS
OR FRONTAGE PLACES
WHEREAS,...;
Now, therefore, be it ordained by the Common Council of the City of Cannel, Indiana, that,
pursuant to IC 36-7-4-600 et seq. and IC 36-7-4-700 et seq., it adopts this Ordinance as an
amendment to the Carmel/Clay Subdivision Comrol Ordinance, No Z-160, as amended (the
"Subdivision Control Ordinance"), and to the Carmel/Clay Zoning Ordinance Z-289, as
amended (the "Zoning Ordinance"), and amends and adds certain provisions to those ordinances
as follows:
a. Section 4.6 of the Subdivision Control Ordinance is amended to add these new
definitions as follows:
4.6 Words and terms not defined herein or in the Carmel Zoning Ordinance shall be
interpreted in accord with their normal dictionary meaning and customary usage.
ALLEY. A permanent public or private service way usually providing a secondary means
of access to abutting lands, and not intended for general traffic circulation.
FRONTAGE PLACE. A permanent public or private way situated parallel to an arterial,
a parkway or a collector in order to provide access to private lots and to eliminate through traffic.
FRONTAGE ROAD. A public way running parallel to a limited access highway or a
railroad right-of-way located at sufficient distance from the highway or railroad that appropriate
use can be made of the land between the highway or railroad and such streets.
PLACE. An open, unoccupied, officially designated space, other than a street or alley,
permanently reserved for use as the principal means of access to abutting property.
b. Section 6.3.19 of the Subdivision Control Ordinance is mended to read as follows:
6.3.19 Where the Subdivision abuts or contains a major arterial, parkway, or collector as
designated in the thoroughfare section of the Comprehensive Plan, the Commission shall require
that measures be taken to reduce the impact of heavy traffic on the residential lots fronting upon
such a thoroughfare, and to afford separation of through and local traffic, through one of the
following means:
( 1 ) By providing vehicular access to such lots by means of a frontage place separated
from the thoroughfare right-of-way by a planting strip at least twenty (20) feet in
width and connecting therewith at infrequent intervals.
(2) By providing vehicular access to such lots by means of a residential alley running
along the rear lot lines of the lots to be served and with vehicular access to such
lots from the thoroughfare prohibited by means of a non-access easement at least
five (5) feet in width running alongside the thoroughfare right-of-way.
(3) By designing lots having access only from a parallel or perpendicular minor street,
a cul-de-sac, or a loop street, and with vehicular access to such lots from the
thoroughfare prohibited by means of a non-access easement at least five (5) feet in
width running alongside the thoroughfare.
(4) If lots are designed within fifty (50) feet of a major arterial, parkway, or collector
thoroughfare they must conform to sec. 6.3.24 or sec. 6.3.25;
or
If lots are designed beyond fifty (50) feet of the proposed or dedicated fight-of-
way for a major arterial, parkway, or collector thoroughfare, the area between
such thoroughfare's right-of-way and lot lines shall be reserved for natural open
space or maintained common area.
The recommendation of the most appropriate method of accomplishing the desired purpose in a
specific instance shall be made by the developer and the final decision made by the Commission
after giving consideration to topography and other physical conditions, the character of existing
and contemplated development in the subdivision and its surroundings, and other pertinent
factors.
c. Section 6.3.24 is added to Subdivision Control Ordinance as a new section to read as
follows:
6.3.24 Frontage places included in residential areas shall conform to the following design
requirements: (See Figure 1 )
(1) Frontage places shall be at least sixteen (16) feet in width.
(2) Frontage places shall be separated from the thoroughfare right-of-way by a
planting strip at least twenty (20) feet in width and extending for the
length of one (1) lot past the terminal thoroughfare access points.
(3) Fences shall not be erected within the mandatory twenty-foot planting
strip.
(4) Frontage places shall be neither less than two hundred fifty (250) feet nor
in excess of six hundred (600) feet in length between thoroughfare access
points, excepting cases in which the total length of the frontage place is less
than two hundred ~f~ (250) feet.
(5) Thoroughfare access points shall be a minimum of two hundred fffiy (250)
feet from the intersection of major arterials, parkways, and collectors as
designated in the thoroughfare section of the Comprehensive Plan. In this
case a hanunerhead extension shall be permitted which shall conform to the
following design requirements:
(a) Hammerheads shall be at least sixteen (16) feet in width.
(b) Hammerheads shall be separated from the thoroughfare right-of-
way by a planting strip at least twenty (20) feet in width.
(c) Fences shall not be erected within the mandatory twenty-foot
planting strip.
(d) Hammerheads shall be a minimum of fifty (50) feet across at the
end.
(e) Hammerheads shall accommodate no more than five (5) lots.
(f) Hammerheads shall be developed as fully paved surfaces built in
accordance with the standards of the City of Cannel.
(6) Easements or rights-of-way for frontage places shall be twenty (20) feet in
width.
(7) Frontage places shall terminate at streets.
(8) Frontage places shall be developed as fully paved surfaces built in
accordance with the standards of the City of Carmel.
d. Section 6.3.25 is added to Subdivision Control Ordinance as a new section to read
as follows:
6.3.25 Alleys included in residential areas shall conform to the following design
requirements: (See Figure 2)
(1) Alleys shall be at least twelve (12) feet in width.
(2) Easemems or rights-of-way for residential alleys shall be sixteen (16) feet
in width.
(3) Alleys shall not exceed six hundred (600) feet in length for any given block.
(4)
(5)
Alleys shall terminate at streets.
Where alleys exist on two or more adjacent blocks, they shall be made to
align with one another.
(6) Access from alleys to lots fronting on residential streets shall be restricted
by means of a non-access easement at least five (5) feet in width
immediately adjacent to the alley easement.
(7)
Alley parking shall be restricted to garages and areas adjacent to garages.
On-alley parking shall be prohibited.
(8) Alleys shall be developed as fully paved, uncurbed surfaces built in
accordance with the standards of the City of Carreel.
Section 6.4.2 of the Subdivision Control Ordinance is mended to read as follows:
6.4.2 Blocks shall be of sufficient width to permit two tiers of lots of appropriate depth,
except where an interior street parallels a Limited Access Highway, a Railroad Right-of-Way, or a
waterway.
f. Section 6.5.3 of the Subdivision Control Ordinance is mended to read as follows:
6.5.3 Double frontage lots (through lots) shall not be platted, except that where required
along an arterial street, parkway, or collector, the principal structure shall face such
thoroughfares. In that event a non-access easement, at least twenty (20) feet in width, shall be
provided along the front of the lot.
g. Section 6.5.7 is added to the Subdivision Control Ordinance as a new section to read
as follows:
6.5.7 Where lots are located adjacent to arterial, parkway, or collector streets as
designated in the thoroughfare section of the Comprehensive Plan, dwellings on such lots shall
face such thoroughfares.
h. Section 25.2.9 is added to the Zoning Ordinance as a new section to read as follows:
25.2.9 No fence shall be constructed within the twenty-foot mandatory planting
strip associated with frontage places and hammerheads.
i. Section 26.2.7 of the Zoning Ordinance is amended to read as follows:
26.2.7 Required front yards in residential districts shall be devoted entirely to landscaped
area except for frontage places, guest parking and the necessary paving of driveways and
sidewalks to reach parking or loading areas in the side or rear yard.
j. Section 26.2.12 of the Zoning Ordinance is mended to read as follows:
26.2.12 Where a garage is entered from an alley, it must be kept three (3) feet from
the alley easement line.
k. Section 26.2.19 of the Zoning Ordinance is mended to read as follows:
26.2.19 In Residence Districts:
(1)
(2)
(3)
(4)
One-half of an alley abutting the rear of the lot may be included in the required
rear yard.
The measurement for the required front yard of any lot accessed via a frontage
place may include the frontage place.
Where twenty-five (25) percent or more of the lots of record in the block are
occupied by buildings, the average setback of such buildings determine the
dimension of the front yard in the block.
Building lines or building set-back lines established in a recorded subdivision
shall establish the dimension of front yard in such subdivisions except such
building setback lines shall not be less restricting than this ordinance.
PASSED by the Common Council of the City of Carmel, Indiana this 7 fl' day
of ~ ,1997 by a vote of ,~ ayes and C~ nays.
l~gsiding Officer
Jali/~,~es Guy '
Ronald E. Carter
ATTEST:
D~ana L. Cordray, C1 r
Presented by me to the Mayor of the City of Cannel, Indiana on the // //'
Diana L. Cordray, C r
day
Approved by me, Mayor of the City of Carmel, Indiana, this
4, ~/ ,1997.
i'"a~ Brainard, Mayor
]~}day of
Diana L. Cordray,
r
' i
CERTIFICATION OF PLAN COMMISSION'S RECOMMENDATION
ON PROPOSED ORDINANCE AMENDMENT TO THE CARMEL/CLAY ZONING
ORDINANCE Z-289 FOR THE CITY OF CARMEL AND CLAY TOWNSHIP
TO REQUIRE THAT LOTS ABUTTING OR FRONTING ON MAIN
THOROUGHFARES BE REQUIRED TO GAIN ACCESS FROM THAT MAIN
THOROUGHFARE BY MEANS OF AN ALLEY OR FRONTAGE PLACE
DOCKET NO. 88-96 O.A.
To The Honorable Common Council
of the City of Carmel,
Hamilton County, Indiana
Dear Members:
The Carmel/Clay Plan Commission offers you the following report on the application of the
Department of Community Services to require that lots abutting or fronting on main
thoroughfares be required to gain access from that main thoroughfare by means of an alley or
frontage place. A copy of said Ordinance Amendment is attached.
The Plan Commission's recommendation on the petition of the applicant is favorable.
At its regularly scheduled meeting of May 20, 1997, the Plan Commission approved the requested
Ordinance Amendment by a vote of 13 in favor, none opposed.
CARMEL/CLAY PLAN COMMISSION
~. ona anfoc , eC~r~F e_//
Dated: MAY 29, 1997
BY:
H. K. Thompson, President
1991