HomeMy WebLinkAboutPacket for PC 10-18-22
MEMORANDUM
Date: October 7, 2022
To: Carmel Plan Commission
From: Adrienne Keeling
Re: Docket No. PZ-2022-00188 OA
Street Typology UDO Amendments
Enclosed is a Draft UDO Amendment for the below item. If you have any questions, please call 571-2417.
Docket No. PZ-2022-00188 OA: Street Typology Amendments.
The applicant seeks to amend the Unified Development Ordinance in order to update references to
certain street types to match the Street Typologies and Thoroughfare Plan in the updated Carmel
Comprehensive Plan. Filed by the Department of Community Services on behalf of the Carmel Plan
Commission.
Proposed Amendments Summary:
Please find two items attached for your review and reference.
1. Draft UDO Amendment which proposes to update references to street classifications listed in the
UDO to match the (almost) adopted Street Typologies and Thoroughfare Plan portions of the
proposed Comprehensive Plan. These proposed UDO amendments are intended to keep development
standards as consistent as possible between old and new street types.
2. Thoroughfare Plan Map (Draft #7, recently amended and approved by City Council).
Street Types, Translating Old to New:
As you may recall, several street types from the C3 Plan were consolidated into fewer street types in the new
Comprehensive Plan. The table below generally describes how the street classifications from the C3 Plan were
translated on the Thoroughfare Plan Map in the proposed Comprehensive Plan.
C3 Plan Street Types Proposed Plan Street Types
Primary Arterial Changed to Arterials
Primary Parkway Keystone was only Primary Pkwy Keystone Parkway
Urban Arterial Some Arterials, Mostly Boulevards
Arterial ------------------------------------------- Arterial
Parkway Arterial Boulevards Boulevard
Urban Collector Mostly Local, Some Boulevards
Collector Mostly Local
Parkway Collector Mostly Boulevards
Collector per NOAX agreement ------------------------------------------- Collector per NOAX agreement
Local ------------------------------------------- Local
*Yield, Shared, Paseo, Alley not
mapped on Thoroughfare Plan
Links to other helpful resources:
1. Unified Development Ordinance. UDO page numbers are listed in the ordinance document.
2. Proposed Comprehensive Plan – full document website and PDF download.
a. Street Typology Summary PDF.
b. Thoroughfare Plan Map PDF (also attached).
3. C3 Plan – full document
a. Street Classifications.
b. Thoroughfare Plan Map.
10/07/2022
Ordinance Z-6XX-22
1
Sponsor: Councilor Rider 1
2
ORDINANCE Z-6XX-22 3
AN ORDINANCE OF THE COMMON COUNCIL OF THE 4
CITY OF CARMEL, INDIANA 5
___________________________________________________ 6
An Ordinance updating references to certain street types and definitions 7
in the Unified Development Ordinance. 8
9
Synopsis: 10
This ordinance updates references to certain street types and related definitions in the Unified Development 11
Ordinance to match the Street Typologies and Thoroughfare Plan prescribed in the updated Carmel 12
Comprehensive Plan. 13
14
WHEREAS, pursuant to the Advisory Planning Law of the State of Indiana (contained in IC 36-7-4), 15
each unit of local government that wishes to adopt land use and zoning ordinances must first approve by 16
resolution a comprehensive plan for the geographic area over which it has jurisdiction; and 17
WHEREAS, the City wishes to maintain an orderly, consistent and streamlined unified development 18
ordinance; and 19
WHEREAS, pursuant to Indiana Code 36-7-4-602 the Common Council is authorized to amend the 20
text of the unified development ordinance; and 21
WHEREAS, pursuant to Indiana Code 36-7-4-610 and City of Carmel Ordinance D-2391-17, the 22
Carmel Unified Development Ordinance is incorporated by reference into the Carmel City Code; 23
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of Carmel, Indiana, 24
that, pursuant to IC 36-7-4-600 et seq. and after Docket No. PZ-2022-00188 OA having received a _______ 25
recommendation from the Carmel Advisory Plan Commission on Tuesday, _______, 2022, it hereby adopts 26
this Ordinance to amend the Carmel Unified Development Ordinance (Ordinance Z-625-17, as amended), to 27
read as follows: 28
29
Section I: Amend Article 2: Zoning Districts, Section 2.40: MC District Development Standards, as follows: 30
31
2.40 MC District Development Standards Page 2-41 32
Minimum Front Yard Setback 33
• 30 feet from arterial, boulevard, and collector streets for surface parking and accessory buildings 34
Section II: Amend Article 3: Overlay Districts, various sections, as follows: 35
36
3.17 HP-OL: Site Design Standards (Home Place Overlay) Page 3-6 37
A. West Home Place Commercial Corridor Sub-Area Architectural Standards: 38
1. Vehicular Entrances: 39
a. The primary vehicular entrance shall be from at least a Secondary Arterialboulevard. 40
41
3.98 421-OL: Site Design Standards (US 421 – Michigan Rd Overlay) Page 3-49 42
A. Access to Individual Tracts: The purpose of this subsection is to make the closing of all curb cuts 43
along US 421 - Michigan Road possible by establishing a common access road to the rear parking 44
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Ordinance Z-6XX-22
2
lots of all tracts within the Overlay District. Frontage roads and common entrances shared by 45
several businesses and developments shall be encouraged and may be required at the discretion of 46
the Plan Commission. In those cases where tracts can be accessed via connection to an arterial, 47
collectorlocal, or adjoining parking lot, curb cuts shall not be established on US 421 - Michigan 48
Road. The Plan Commission shall encourage maximum distances between curb cuts to US 421 - 49
Michigan Road in cooperation with the Indiana Department of Transportation. Bicycle and 50
pedestrian circulation to and through the site shall be coordinated with vehicular access, Greenbelt 51
design, and parking. 52
53
Section III: Amend Article 5: Development Standards, various sections, as follows: 54
55
5.05 AR-02: Urban Residential Architectural Standards Page 5-8 56
C. Facades: 57
4. Corner Architectural Feature: A corner building shall have a prominent architectural feature on 58
or near the corner of the building closest to the intersection with a public pedestrian entrance, if 59
two (2) arterial and/or boulevard streets make up that intersection. 60
5.06 AR-03: Urban Core Architectural Standards Page 5-9 61
C. Facades: 62
4. Corner Architectural Feature: A corner building shall have a prominent architectural feature on 63
or near the corner of the building closest to the intersection with a public pedestrian entrance, if 64
two (2) arterial and/or boulevard streets make up that intersection. 65
5.07 AR-04: Meridian Corridor Architectural Standards Pages 5-11 & 5-12 66
C. Facades: 67
4. Corner Architectural Feature: A corner building shall have a prominent architectural feature on 68
or near the corner of the building closest to the intersection with a public pedestrian entrance, if 69
two (2) arterial, and/or boulevard streets make up that intersection. 70
E. Stepback: 71
1. Along Arterial or Boulevard Streets or US 31: Any façade greater than five (5) stories shall be 72
stepped back at or below the sixth story (i.e. the 6th story and higher shall be stepped back). 73
2. Along Collector or Local Streets: Any façade greater than three (3) stories shall be stepped back 74
at or below the fourth story (i.e. the 4th story and higher shall be stepped back). 75
5.09 FW-01: Fence and Wall Standards Page 5-14 76
B. Fences in Front Yards. The following shall apply to all residentially zoned lots or tracts, except 77
those larger than three (3) acres: 78
5. Collector, Arterial, Parkway Arterial, or Primary ArterialBoulevard Streets: In the case of through 79
lots, where the property line behind a residence abuts a Collector, Arterial, Parkway Arterial, or 80
Primary ArterialBoulevard street, a fence may exceed forty-two (42) inches in height, up to six (6) 81
feet in height, and shall be exempt from the twenty-five percent (25%) visibility requirement in 82
Section 5.09(B)(2): Fence Type if set back at least six (6) feet from the property line, and is 83
accompanied by plantings equivalent to a Bufferyard A. 84
6. Primary Parkway Streets (Keystone Parkway): Fences along a Primary Parkway StreetKeystone 85
Parkway may be up to eight (8) feet in height and shall be exempt from the twenty-five percent 86
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(25%) visibility requirement in Section 5.09(B)(2): Fence Type. The Director may approve up to 87
an additional twenty-four (24) inches in height in cases where the ground adjacent to the fence is 88
lower than the street. 89
7. Subdivision Fences and Walls: No primarily wooden fences, or walls, shall be constructed within 90
any required front yard adjacent to any Collector, Arterial, Parkway Arterial, or Primary 91
ParkwayBoulevard street. 92
5.19 LS-01: Commercial Landscaping Standards Page 5-26 93
F. Landscape Requirements: 94
1. Bufferyard: 95
e. To Determine the Applicable Bufferyard Requirements: 96
97
Bufferyard Table
Proposed Use
Single-
Family;
Duplex
Multiple-
Family
Park;
Recreation
Institutional Office;
Retail
Warehouse;
Industrial Adjacent Existing Use Single-Family; Duplex A C B D D D
Multiple-Family C A A C B C
Park; Recreation B A A B B B
Institutional C C B A A B
Office; Retail C B B A A B
Warehouse; Industrial C C B B B A
Collector Street; Boulevard
Urban Collector Street; or
Parkway Collector Street
C B B A A A
Primary Arterial Street;
Primary Parkway Street;
Arterial Street; Keystone
Parkway;
Urban Arterial Street;
Parkway Arterial Street;
Interstate; or US State Highway
C C C C*/** C*/** C
* Type ‘A’ Bufferyard shall apply along a Front Yard where buildings are placed with their front door located within eighty-five (85) feet of a Street
Right-Of-Way.
** A Bufferyard shall not be required along a Front Yard where buildings are placed with their front door located within twenty (20) feet of a Street
Right-Of-Way.
98
99
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5.20 LS-02: Bufferyard Standards Page 5-29 100
E. To determine the applicable Bufferyard Requirements: 101
Bufferyard Table 102
Proposed Use
Single- Family; Duplex
Multiple-Family Park; Recreation Adjacent Existing Use Single-Family; Duplex A C B
Multiple-Family C A A
Park; Recreation B A A
Institutional C C B
Office; Retail C B B
Warehouse; Industry C C B
Collector Street; Boulevard
Urban Collector Street; or
Parkway Collector Street
C B B
Primary Arterial Street;
Primary Parkway Street;
Arterial Street; Keystone
Parkway
Urban Arterial Street;
Parkway Arterial Street;
Interstate; or US State Highway
C C C
103
5.22 LO-01: General Lot Standards Page 5-31 104
D. Double frontage lots should not be platted except along arterial or boulevard streets where lots may 105
face on an interior street and back up to such thoroughfares” 106
5.75 Vision Clearance Standards Page 5-78 107
A. Corner Lots: A triangular space at the street corner of a Corner Lot, free from any kind of 108
obstruction to vision between the heights of three (3) and eight (8) feet above the established street 109
grade. The street grade is measured at the intersection of the centerlines of the intersecting street 110
pavement, and the triangular space is determined by a diagonal line connecting two (2) points 111
measured fifteen (15) feet equidistant from the Lot corner along each property line at intersections 112
of two (2) residential local streets or twenty-five (25) feet at the intersection of any other types of 113
Streets. 114
Section IV: Amend Article 6: Subdivision Types, various sections, as follows: 115
6.06 Conservation Subdivision (CS) Design Standards Page 6-5 116
Minimum Perimeter Landscaping 117
• 25 feet of landscaped common area along a perimeter street classified as boulevard, collector or 118
local street 119
• 50 feet of landscaped common area along a perimeter street classified as an arterial 120
• 75 feet of landscaped common area along a perimeter street classified as a primary arterial 121
orKeystone Parkway, highway, or interstate 122
123
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6.09 Residential Subdivision (RS) Design Standards Page 6-7 124
Minimum Perimeter Landscaping 125
• 25 feet of landscaped common area along a perimeter street classified as boulevard, collector or 126
local street 127
• 50 feet of landscaped common area along a perimeter street classified as an arterial 128
• 75 feet of landscaped common area along a perimeter street classified as a primary arterial 129
orKeystone Parkway, highway, or interstate 130
6.11 Townhouse Subdivision (TS) Prerequisites Page 6-8 131
Disqualifications 132
• Driveway cut for any dwelling unit off of a collector, boulevard, or arterial street 133
6.12 Townhouse Subdivision (TS) Design Standards Page 6-9 134
Minimum Perimeter Landscaping 135
• 0 feet of landscaped common area along a perimeter street classified as a local street, collector, 136
boulevard, or arterial street 137
• 30 feet of landscaped common area along a perimeter street classified as a primary 138
arterialKeystone Parkway, highway, or interstate 139
140
6.15 Commercial Subdivision (CM) Design Standards Page 6-11 141
Minimum Perimeter Landscaping 142
• 10 feet of landscaped common area along a perimeter street classified as a boulevard, collector or 143
local street. 144
• 20 feet of landscaped common area along a perimeter street classified as an arterial 145
• 30 feet of landscaped common area along a perimeter street classified as a primary 146
arterialKeystone Parkway, or highway, or interstate 147
148
Section V: Amend Article 7: Design Standards, various sections, as follows: 149
150
7.25 SA-01: General Street Standards Pages 7-37 to 7-39 151
E. Design Principles: Streets shall create conditions favorable to health, safety, convenience, and the 152
harmonious development of the community; shall connect to adjacent parcels unless there is a 153
compelling reason it is not possible or supported by the Carmel Clay Comprehensive Plan; and 154
shall provide access to the City of Carmel’s existing street network. All public streets and 155
associated rights-of-way and all private streets and associated easements shall meet the following 156
design criteria. 157
1. Street Design Standards: 158
g. Minimum Right-of-Way for Internal Streets: The minimum right-of-way width for all local 159
streets shall be the minimum right-of-way width as indicated on the two-page layout for 160
each type of subdivision in Article 6: Subdivision Types. The minimum right-of-way width 161
for all other streets types (e.g. collectorsboulevards) shall be per the Thoroughfare Plan. 162
h. Minimum Lane Width: The minimum lane width for streets shall be as indicated on the 163
two-page layout for each type of subdivision in Article 6: Subdivision Types. The 164
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6
minimum lane width for all other streets types (e.g. collectorsboulevards) shall be per the 165
Thoroughfare Plan. 166
9. Curvature Along Centerline: Curvature measured along the centerline shall have a minimum 167
radius as follows: 168
a. Arterial Streets: 500 feet 169
b. Feeder Streets and Parkways: 400 feet 170
c. Residential Local Streets: 150 feet 171
10. Maximum Grades: Maximum Grades for streets shall be as follows: 172
a. Collector Streets, Boulevards, and Arterial Streets and Primary Arterial Streets: Not greater 173
than six percent (6%). 174
12. Acceleration and Deceleration Lane: Where subdivision access is from an Primary Arterial or 175
Arterial Street, Boulevard, or a Collector street, acceleration/deceleration lanes and a passing 176
lane shall be provided at each intersection per the following chart: 177
178
Functional
Classification
Controlling Dimension (Feet)
A B C D
Primary Arterial Street 250 100 150 100
Arterial Street 250 100 150 80
Boulevard; Collector Street 100 100 100 60
*Where appropriate right-of-way exists.
179
14. Discretion on Acceleration and Deceleration Lanes: Where a cul-de-sac or single outlet 180
subdivision outlets onto an Primary Arterial Street, Arterial, Boulevard, Street or Collector 181
Street, wider street widths and longer acceleration/deceleration lanes than the above minimum 182
requirements may be required by the Plan Commission; based on the standards established in 183
the American Association of State Highway Engineers Manual. 184
7.29 SA-05: Non-residential Access Standards Page 7-44 185
C. Major Commercial Development Along an Arterial Street: Any non-residential development that 186
fronts an arterial street and that has ten (10) or more lots or a multiple-tenant building with fifteen 187
(15) or more tenant spaces may be restricted from gaining access from the arterial street. Instead, 188
an entrance street off of a less intense street (e.g. a collector streetboulevard), or a rear access street 189
may be required. The Planning Administrator and City Engineer shall have discretion in restricting 190
access from the arterial street and determining which type of access is most appropriate to ensure a 191
safe and efficient, current and future transportation network. If a dispute arises the Plan 192
Commission shall have final authority. 193
2. Rear Access Streets: Rear access streets, if required shall meet the following standards. 194
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a. Generally, a rear access street shall be parallel to the arterial street and located behind the 195
first tier of commercial lots (often called outlots) and in front of the second tier of 196
commercial lots (often the anchor lots), but provides access to both. 197
b. Rear access streets shall generally run parallel to the arterial street and be separated by at 198
least one 150 feet from the arterial street (measured from the edge of pavement to the edge of 199
pavement). 200
3. Additional Standards for Entrance Streets and Rear Access Streets: 201
a. Points of Ingress/Egress: An access street serving developments less than fifteen (15) acres 202
may be permitted up to two (2) ingress/egress points off of a perimeter street. 203
Developments within fifteen (15) acres or more may be permitted up to three (3) 204
ingress/egress points onto a perimeter street. Those access points shall not include the 205
arterial street unless authorized by the Planning Administrator and City Engineer. 206
Section VI: Amend Article 11: Definitions, as follows: 207
208
11.02 Definitions Pages 11-11 to 11-25 209
Frontage Place: A permanent public or private way situated parallel to an arterial, a parkway 210
boulevard or a collector in order to provide access to private lots and to eliminate through traffic. 211
Limited Access Highway: An arterial street designed, planned and intended for though vehicular 212
traffic, with full and partial control of access in conformance with the Master Comprehensive Plan, to 213
which entrances and exits are provided only at controlled intersections and access is denied to abutting 214
properties. 215
Major Intersection: A street intersection where the intersecting streets are either: Two (2) arterial 216
streets or one (1) arterial street and one (1) collector streetboulevard. 217
Street, Arterial: A street designated for large volumes of traffic movement. Certain Arterial Streets 218
may be classified as Limited Access Highways. 219
Street, Feeder: A street planned to facilitate the collection of traffic from Residential Local Streets, 220
and to provide circulation within neighborhood areas and convenience ways for traffic to reach 221
Arterial Streets. 222
Street, ParkwayBoulevard: A street, typically intended to be used primarily for passenger vehicles 223
and developed with a median, providing a park-like or scenic character. 224
Street, ResidentialLocal: A street designated primarily to provide access to abutting properties, 225
usually residential. Certain Residential Local Streets may be Marginal Access Streets Highways or 226
Frontage Roads parallel to Arterial Streets, which provide access to abutting property and ways for 227
traffic to reach access points on Arterial Streets. 228
229
230
231
57Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT(DRAFT 7)
Thoroughfare Plan Recommended Update
LEGEND
Interstate
US/State Highway
Keystone Parkway
Arterial (ROW
96-120ft)
Boulevard
(ROW 68-100ft)
Local Road
(ROW 46-78ft)
Collector Street per
NOAX agreement
(ROW 80ft)
Proposed Local Rd.
Conservation
Corridor
Roundabout
Proposed
Roundabout
Grade-separated
Crossing
Interchange
Overpass
Monon Greenway
River
Municipal Limits
Note: The Thoroughfare
Plan Map found at
carmelcomprehensiveplan.
com is the governing map
and one to reference for
use.
N
W 146th St
W 141st St
W 131st St
W 116th St
W 106th St
W 96th StMich
igan
Rd
/
US
421
I-465 US 31Keystone PkwyW 136th St
Towne RdTowne RdDitch RdHazel Dell PkwyE 126th St Gray RdGray RdE 106th St
E 116th St
Westfield BlvdCollege AveRangeline RdWest RdShelborne RdClay Center RdSpring Mill RdOak Ridge RdCarey RdGuilford RdIllinois StRiver RdPennsylvania StMain St Main St
Thoroughfare Plan Map
• Removed Proposed Local Rd segment between Rohrer Rd
and Clay Terrace Blvd
• Removed Proposed Arterial between College Ave &
Westfield Blvd (also removed from legend)
• Conservation Corridor designation added along River Road
between Haverton Way and 116th St
• Conservation Corridor made darker on map