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HomeMy WebLinkAbout2008-0922; Carol Schleif, Part 3PART 3: LAND CLASSIFICATION PLAN LAND CLASSIFICATION PLAN INTRODUCTION Part 3: Land Classification Plan describes and establishes different land classifications to be applied appropriately across Carmel's planning jurisdiction, similar to a future land use plan. The term "land classification" is used instead of "land use" because each classification integrates both land use and development form. This hybrid approach for classifying land will result in a better system for managing land development. The following land classifications are used on the Land Classification Map: 1. Parks and Recreation ................................ pg 29 2. Estate Residential ...................................... pg 30 Could we call it “Conservation Residential” or “Rural Residential”? 3. Low Intensity Suburban Residential .......... pg 31 4. Suburban Residential ................................. pg 32 5. Urban Residential ....................................... pg 33 6. Attached Residential ................................. pg 34 7. Neighborhood Support Center .................. pg 35 8. Neighborhood Service Node ..................... pg 36 9. Institutional Node ........................................ pg 37 10. Community Vitality Node ............................ pg 38 11. Employment Node ...................................... pg 39 12. Regional Vitality Node ............................... pg 40 13. Core Support .............................................. pg 41 14. Secondary Core .......................................... pg 42 15. Primary Core .............................................. pg 43 Land Classification Map The Land Classification Map is described on page 4044, followed by the map on page 4145. Land Classifications and Descriptions Each of the land classifications listed above have a page dedicated to describing how it can be used to manage growth and development. Further, the following headings are used to convey the essence of each classification. These descriptions are intended to be conceptual. Purpose: This section gives the reader a brief description of why the land use classification has been established. Geographic Location: This section conveys where each classification is best utilized within Carmel's planning jurisdiction. Some descriptions are vague because they can be widely applied, while others are very specific to geographic locations. Land Uses: This section describes the general land uses that would be permitted in the classification. The zoning ordinance would indicate specific land uses permitted. 28 CITY OF CARMEL, INDIANA Intensity/Density: This section describes the intended intensity of commercial uses and density of residential uses that would be fitting of the classification. The zoning ordinance may utilize more than one zoning district to regulate each classification. Examples: This section strives to convey one or more developments in Carmel that represent the classification. All examples may not be exact matches, but represent the most similar in intensity and density. Appropriate Adjacent Classifications: This section describes the land use classifications that are best used adjacent to the subject classifi cation. Three categories of compatibility exist. "Best Fit" are classifi cations that are most suited for adjacency. "Conditional Fit" indicates land classifi cations that are suitable for adjacency if the building orientation, transitions and architecture are implemented with sensitivity to the context. The third category are those land classifi cations not listed, which represent classifi cations that are not typically appropriate adjacent to the subject classification. Structure Features: This section identifies critical structural features that help achieve the purpose of the classifi cation. Most statements are in regard to height, mass, or form of the structure. Structure Orientation On Site: This section addresses where the footprint of the structure is located. Options typically include centralized (setbacks on all four sides), zero lot-line (front, rear, and one-side setback), build-to (specific front setback), or no setbacks (the structure can cover the entire site). Development Features: This section denotes requirements of subdivisions, planned unit developments, or development plan projects. Typically, whole-development standards are described. Regulation Implementation: This section describes how the City's development regulations will implement the land use classification's intent. i PART 3: LAND CLASSIFICATION PLAN PARKS AND RECREATION Purpose • To identify conservation areas and to establish open space areas for private and public parks and recreation. Geographic Location • Distributed throughout Carmel, especially in proximity to high and medium density residential areas; and adjacent to the Monon Greenway, White River, and other greenways. Land Uses • Parks, recreation, linear trails, greenways, golf courses, natural areas, pocket parks and the like. Intensity/Density • Not applicable. Examples • West Park, Central Park, and Hazel Landing Park. • Village of West Clay open space network.(This is zoned PUD, not a park zone) Appropriate Adjacent Classifications • Best Fit: Any land use classification. Structure Features • Sensitive to the natural environment or context. Structure Orientation On Site • Not applicable. Development Features • Protect existing (pre-development) environmental features. • Enhance the natural environment. • Internal and external bicycle and pedestrian connectivity. • Promote recreation. Regulation Implementation • Utilize traditional zoning to regulate this classification. The Plum Creek Golf Course is a good example of privately held property that is classified as Parks and Recreation. West Park has areas dedicated to passive recreation. Its wonderful natural features are blended with a playground, shelters, and other park facilities. Another example of the Parks and Recreation classification is the Monon Center Outdoor Aqua Park (Central Park) at 111th Street east of the Monon Greenway. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 29 PART 3: LAND CLASSIFICATION PLAN ESTATE CONSERVATION/RURALRESIDENTIAL Purpose • To establish and protect residential housing opportunities for people who desire a large residential lot, enjoy secluded living, or prefer living integrally with nature, and who require minimal city conveniences. Geographic Location • Predominant in West Carmel. Land Uses • Single-family detached residential only. Intensity/Density • Residential development will be less than 1.0 dwelling unit per acre. Examples • Bridlebourne (northwest of 106th St. and Shelbourne Rd.) • Laurelwood (southeast of 106th St. and Ditch Rd.) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Estate Residential, Low Intensity Suburban Residentialand Suburban Residential. • Conditional Fit: Institutional Node Neighborhood and Intensity Suburban Residential (only at perimeter) Structure Features • Maximum three stories. • Gable and hip roofs. • Structures are generally wider than they are deep. • Front facade generally facing public right-of-way. Structure Orientation On Site • Centralized building envelope. Development Features • Minimum of 10% open space in subdivisions. The perception of substantial open space should exist from larger lots and setbacks. At least 50% of the open space must be on dry land as a designed landscape. • Protect existing (pre-development) environmental features. • Guest houses and detached facilities permissible on estate-sized lots. • Regulation Implementation • Utilize traditional zoning to regulate this classifi cation. • Garages must be side loaded or front-loaded if set behind the main building by at least 50 feet. This residence is a good example of Estate Residential in West Carmel. Estate Residential is established for large homes that may be isolated on large estates. Estate Conservation Residential is established for large homes on large may be located within a neighborhood. 30 CITY OF CARMEL, INDIANA h at i PART 3: LAND CLASSIFICATION PLAN LOW INTENSITY SUBURBAN RESIDENTIAL Purpose • To establish housing opportunities for people who desire subdivision living. Geographic Location • Dominantly appropriate in West and, East and South Central Carmel(none shown on map). Land Uses • Single-family detached residential only. Intensity/Density • Density in platted subdivisions will be between 1.0 and 1.9 dwelling units per acre. should not change from current densities without a public survey Examples • Claridge Farms (between Clay Center Rd and Hoover Rd.) • Long Branch Estates (116th St. and Shelborne Rd.) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Estate Residential, and Low Intensity Suburban Residential, and Suburban Residential. • Conditional Fit: Suburban Residential. (at edges) attached Residential, Neighborhood Service Support Node (existing nodes only, ),and Institutional Node, and .Community Vitality Node. (none present) Structure Features • Maximum two stories. • Gable and hip roofs. • Attached garages. • Structures are generally wider than they are deep. Structure Orientation On Site • Centralized building envelope. • Front facade generally facing public right-of-way. • Attached garages with either side, or rear, or courtyard loading. • Development Features • Minimum of 15% open space in subdivisions. • At least 50% of all open space should be designed and on dry land as a designed landscape. • Predominant use of curvilinear street layout. • Internal and external bicycle and pedestrian connectivity. • Protect existing (pre-development) environmental features. • Integrate with existing (pre-development) environmental features. Regulation Implementation • Utilize traditional zoning to regulate this classifi cation. Homes in The Lakes at Hazel Dell represent suburban development on larger lots, representing the density allowed in the Low Intensity Suburban Residential classification. The Lakes at Hayden Run (131st and Towne Rd.) represent the upper density range allowed in the Low Intensity Suburban Residential classification. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 31 PART 3: LAND CLASSIFICATION PLAN SUBURBAN RESIDENTIAL Purpose • To establish housing opportunities for people who desire moderately dense subdivision living. Geographic Location • Dominantly appropriate in West, East, South Central Carmel. Land Uses • Single-family detached residential only. • One-story ranch, cottage homes are encouraged Intensity/Density • Density in platted subdivisions will be between 2.0and 4.9 1.0 and 2.9 dwelling units per acre. (now is R-1 @ 2.9 u/acre maximum) keep unless survey indicates otherwise. Examples • Fairgreen Trace (116th St. west of Range Line Rd.) • Bentley Oaks (136th St. and Oak Ridge Rd.) • Plum Creek Village (126th St. and River Rd.) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, EstateConservation Residential, Low Intensity Suburban Residential, Suburban Residential, Attached Residential, Neighborhood Service Node, and Institutional Node. • Conditional Fit: Urban Residential, Neighborhood Support Node, Community Vitality Node and Employment Node. Structure Features • One-story encouraged, maximum two stories. • Gable and hip roofs. • Attached garages with either side, rear, or courtyard loading on lots less than 80’ wide. • Structures generally wider than they are deep. Structure Orientation On Site • Centralized or zero-lot-line building envelope. • Front facade generally facing public right-of-way. Development Features • Minimum of 20% open space in subdivisions. • At least 50% of all open space should be usableon dry land as a designed landscape . • Predominant use of curvilinear street layout. • Internal and external bicycle and pedestrian connectivity. • Protect existing (pre-development) environmental features. Regulation Implementation • Utilize traditional zoning to regulate this classification. The Enclave of Carmel represents the highest density range allowed within the Suburban Residential classifi cation.(isn’t this 7 units/acre???) Older single-family neighborhoods, like Brookshire Village, typically built on one-third acre lots, represent mid-range densities allowed in the Suburban Residential classifi cation. The Overture represents a lower density Suburban Residential neighborhood. 32 CITY OF CARMEL, INDIANA i PART 3: LAND CLASSIFICATION PLAN URBAN RESIDENTIAL Purpose • To establish housing opportunities for people who desire historic neighborhoods or new subdivisions modeled after traditional neighborhood design. Geographic Location • Utilized primarily in North and South Central Carmel and in developments modeled after traditional neighborhood design. Land Uses • Single-family detached residential. • Townhouses or similar residences (up to 15%). listed under attached residential • Two-unit residences (up to 5%). Intensity/Density • Density in platted subdivisions will generally be between 4.0 and 8.0 2.9 and 5 dwelling units per acre. Examples • Old Town Carmel • Portions of Village of West Clay (131st St. and Towne Rd.) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Urban Residential, Residential, Neighborhood Service Node, Institutional Node, and Core Support. • Conditional Fit: Neighborhood Support Node, and Core Support (only at edges of Old Town Residential & limited to 2 stories), Suburban Residential, Employment Node, Community Vitality Node. Structure Features • Maximum two stories. However, three stories may be appropriate in some circumstances. • Gable and hip roofs. • Detached garages. • Structures are generally deeper than they are wide. • Front facade must face public right-of-way. • Front porches (or emphasized front doors). Structure Orientation On Site • Centralized, or zero lot-line building envelope. Development Features • Minimum of 10%30% open space in subdivisions. • At least 50% of all open space should be on dry land as a usabledesigned landscape. • Grid or modifi ed grid street layout. • Internal and external bicycle and pedestrian connectivity. • Predominant use of alleys for garage access. • On-street parking. • Protect existing (pre-development) environmental features. • Two-unit structures, if used, will only be permitted on corners and must have designs fitting the contextlook like a single family dwelling from each different street elevations. Regulation Implementation • Utilize hybrid (traditional and form-based) zoning to regulate this classification. The historic residential areas in close proximity to Old Town accurately reflect the form of Urban Residential. Some residential areas in the Village of West Clay are good examples of newly constructed Urban Residential form. he above photo represents a two-unit structure located on an PART 3: LAND CLASSIFICATION PLAN ATTACHED RESIDENTIAL Purpose • To diversify housing opportunities for young professionals, transitional families, empty nesters and workforce housing (e.g. teachers, fi re fi ghters, police offi cers) near amenities and where connectivity is good. To establish opportunities for residents who want a more compact living environment. Geographic Location • Utilized throughout Carmel, but primarily in North and South Central Carmel. • Most appropriate near major thoroughfares, urban centers, parks, vitality centers, and schools. Land Uses • Town houses. • Condominiums. • Apartments. Intensity/Density • Density in developments may be 7.0 dwelling units per acre or greater. Examples • North Haven (96th Street and Gray Road) • Providence at Old Meridian • Townhomes at City Center (City Center Drive) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Suburban Residential, Urban Residential, Attached Residential, Neighborhood Service Node, Institutional Node, Community Vitality Node, and Core Support. • Conditional Fit: Low Intensity Suburban Residential, Employment Node, Regional Vitality Mode, and Secondary Core. Structure Features • Maximum two stories, or three stories if context reflects the same scale. • No front loading garages for town houses or apartments. • Gable and hip roofs. Structure Orientation On Site • Centralized, zero lot line, or build-to front line building envelope. Development Features • Minimum of 20%30% open space in subdivisions, and similar percentage in unplatted development (e.g. condominium). • At least 50% of all open space should be usableon dry land as a designed landscape. • Parking to the side or rear of buildings. • Internal and external bicycle and pedestrian connectivity. • Protect pre-development environmental features. Regulation Implementation • Utilize hybrid (traditional and form-based) zoning to regulate this classification. This condominium development refl ects the use and Attached Residential. This apartment development is designed to reflect townhouses and is a good example of how Attached Residential can be used in close proximity to Core Support and Secondary Core classifications .How about the Amli apartments on 146 th i PART 3: LAND CLASSIFICATION PLAN NEIGHBORHOOD SUPPORT CENTER Purpose • To establish areas for significantly limited uses (e.g. a corner store) that provide daily goods, services and amenities to residential areas within walking distance. These centers should provide a notable benefit without negative impact to nearby residential properties. Geographic Location • Strategically utilized throughout Carmel within walking or cycling proximity to suburban, urban and attached residential classifications. Land Uses • Predominantly nonresidential on ground floors. • Live-work units. • Community center, plaza, or community green. • Fitness center, Boys and Girls Club, or YMCA. • Small convenience store (no gasoline sales) Intensity/Density • Residential density in neighboring developments should not exceed 2.0 units per acre. • Nonresidential intensity shall be strictly limited. The space of any Neighborhood Support Center should be limited to 7,500 sq. ft. cumulatively, and shall be at least 1 mile from any other Neighborhood Support Center or Neighborhood Service Node. Examples • (to be determinedSee illustration) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Suburban Residential (except west Carmel), Urban Residential, Attached Residential, and Institutional Node. • Conditional Fit: Estate Residential, and Low Intensity Suburban Residential (east Carmel only). Structure Features • Maximum two 1-1/2 stories. • Gable and hip roofs, or flat if appropriately incorporated into a traditional neighborhood development. • Transparent glass/permeable storefronts. • Context sensitive materials. Structure Orientation On Site • Centralized building envelope unless incorporated into a traditional neighborhood development. • Buffering adjacent residential uses. Development Features • Strip development is disallowed. • Great sensitivity to traffic circulation, lighting, signs, connectivity and hours of operation. • Parking to the side or rear of buildings. • Protect pre-development environmental features. • Internal and external bicycle and pedestrian connectivity. Regulation Implementation • Utilize hybrid (traditional and form-based) zoning to regulate this classification. This small retail building in Cherry Hill, Michigan is an example of the small scale of the Neighborhood Support Center classification. (the bank in Village of West Clay (West of Towne Rd.) CARMEL CONSOLIDATED COMPREHENSIVE PLAN 35 PART 3: LAND CLASSIFICATION PLAN NEIGHBORHOOD SERVICE NODE Purpose • To establish areas for mixed use and single use development integrating residential, localized amenities, and neighborhood-serving commercial. Geographic Location • Strategically utilized around Carmel in walking or cycling proximity to suburban, urban and attached residential classifications. Land Uses • Predominantly nonresidential on ground floors. • Live-work units. • Community center, plaza, or community green. • Fitness center, Boys and Girls Club, or YMCA. • Ground floor restaurant, office, entertainment, commercial, institutional on all other floors. Intensity/Density • Residential density in developments should not exceed 6.0 units per acre. • Nonresidential intensity shall be strictly limited. The space of any single tenant should be limited to 5,000 sq. ft. and building footprints should be limited to 20,000 sq. ft. Examples • Select buildings in the Village of West Clay. Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Suburban Residential, Urban Residential , Attached Residential, Institutional Node, Community Vitality Node, and Employment Node. • Conditional Fit: Low Intensity Suburban Residential, Urban Residential (at perimeter only), Regional Vitality Node, and Core Support. Structure Features • Maximum two stories. • Gable and hip roofs, or flat if appropriately incorporated into a traditional neighborhood development. • Transparent glass/permeable storefronts. • Context sensitive materials. Structure Orientation On Site • Centralized building envelope unless incorporated into a traditional neighborhood development. • Buffering adjacent residential uses. Development Features • Strip development is discouraged that are built to the street • Great sensitivity to traffic circulation, lighting, signs, connectivity and hours of operation. • Maximum of 80,000 sq. ft. cumulatively in any node. • Parking to the side or rear of buildings. • Protect pre-development environmental features. • Internal and external bicycle and pedestrian connectivity. Regulation Implementation • Utilize hybrid (traditional and form-based) zoning to regulate this classification. This two-story building in the Village of West Clay is a good example of neighborhood-serving commercial designed to reflect the context. Although not the ideal form for future Neighborhood Service Nodes in Carmel, this type of small strip center at Hazel Dell Parkway and 131st Street is common in close proximity to suburban residential neighborhoods. i PART 3: LAND CLASSIFICATION PLAN INSTITUTIONAL NODE Purpose • To establish areas for school and other institutional campuses, and municipal facilities. Geographic Location • Utilized throughout Carmel, but most appropriate along major thoroughfares. Institutions of a smaller scale may be sensitively built integrated into when next to residential neighborhoods. Land Uses • Places of worship, school, library, and hospital campus. • Federal, State and local government facilities. • Emergency services. Intensity/Density • Context sensitive. Examples • Carmel High School • Our Lady of Mt. Carmel Appropriate Adjacent Classifications • Best Fit: All classifications except single family residential classifications. Estate Residential and Low Intensity Suburban Residential. • Conditional Fit: Estate Residential and Low Intensity Suburban Residential.Single family residential classifications. Structure Features • Context sensitive. Structure Orientation On Site • Context sensitive, honoring privacy and views of existing single family detached dwellings. Development Features • Context sensitive. • Mixed uses are generally allowed, but should be related to the primary use. For instance, a church could have a parsonage, book store, or day-care center integrated into the campus. • Internal and external bicycle and pedestrian connectivity. • Protect pre-development environmental features. Regulation Implementation • Utilize hybrid (traditional and form-based) zoning to regulate this classification. Creekside Middle School is a greatan example of an Institutional Node and represents a form that could be incorporated into nearly any area in the City.(Though I think this building is great!) The City Hall with its campus-like facility is another example of an Institutional Node. This form is best suited for the City Center area. Places of worship are no longer used just one-day per week. Mega- churches are becoming more common and are used for long durations every day. The Capstone Cafe and Bookstore is a good example of extra uses incorporated into a church. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 37 PART 3: LAND CLASSIFICATION PLAN COMMUNITY VITALITY NODE Purpose • To establish areas for community-serving and neighborhood- serving commercial development with opportunity to integrate mixed uses. Geographic Location • Most appropriate near major and minor thoroughfares. Land Uses • Dominantly retail, service, offi ce, entertainment, restaurant, and institutional. • Residential is allowed, but only on upper fl oors. Intensity/Density • Commercial intensity is limited by the maximum building envelope, maximum impervious surface, and on-site parking requirements. • Residential density in developments should not exceed 10.0 units per acre and must be primarily in upper fl oors. Examples • Merchants' Square • West Carmel Center (Michigan Rd. and 106th St.) • Brookshire Village Shoppes Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Residential, Neighborhood Service Node, Institutional Node, Community Vitality Node, Employment Node, and Regional Vitality Node. • Conditional Fit: Attached Residential Suburban Residential, and Urban Residential. • Structure Features • Maximum two stories, or three stories if context reflects the same scale. • Transparent glass/permeable storefronts. Structure Orientation On On-Site • Context sensitive with the following options: centralized or build-to front line building envelope. Development Features • Strip development is discouraged. • Internal and external bicycle and pedestrian connectivity. • Small to moderate front setbacks. • Screened and landscaped parking areas. • Protect pre-development environmental features. Regulation Implementation • Utilize hybrid (traditional and form-based) zoning to regulate this classification. Chain restaurants typically function as a Community Vitality Node. This Donatos Pizza along Michigan Road represents the desired small to moderate front setback. Community Vitality Nodes are served by large roads and often have stand-alone as well as clustered businesses. Although strip centers are not preferred, they do typify Community Vitality Nodes. Their buildings and public parking lots are too large to be integrated into neighborhoods, but are too small to draw people from a large region. 38 CITY OF CARMEL, INDIANA i PART 3: LAND CLASSIFICATION PLAN EMPLOYMENT NODE Purpose • To establish areas for large office buildings providing regional employment with opportunity to integrate employment-serving mixed uses. Geographic Location • Predominantly in North and South Central Carmel. • Most appropriate near highways and major arterials with excellent accessibility. Land Uses • Professional and business office. • Hospital and medical office. • Office-supporting commercial (e.g. small scale restaurants, coffee houses, print shops, and office supply stores that directly support office uses). • Residential is allowed, but only on 4th or higher floors. Intensity/Density • Commercial intensity is limited by the maximum building envelope, maximum impervious surface, and on-site parking requirements. • Residential density in developments should not exceed 14.0 units per acre. Examples • U.S. 31 Corridor • Parkwood Crossing East Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Neighborhood Service Node, Institutional Node, Community Vitality Node, Employment Node, and Regional Vitality Node. • Conditional Fit: Suburban Residential, Urban Residential, (per Draft B) Attached Residential, Core Support, and Secondary Core. Structure Features • Maximum four stories and only two stories next to single family residential neighborhoods. • Minimum four stories and maximum ten stories along U.S. 31 and I-465, but not adjacent to Illinois Street. Structure Orientation On Site • Centralized with significant setback from highway corridors and single-family residential areas. Development Features • Parking should be located where it has the least impact on aesthetics. • Internal and external bicycle and pedestrian connectivity. • Protect pre-development environmental features. • Secure and sheltered bicycle parking, and shower and changing facilities for bicycle commuters. Regulation Implementation • Utilize traditional zoning to regulate this classification. High quality architecture ensures that the City's position as an attractive locale for regional, national, and international corporations is maintained. Hospitals and medical facilities such as the Clarian North Hospital are examples of developments that f t into Employment Nodes. Medium-scale office serves regional employment needs while providing a context-sensitive transition to neighboring residential areas. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 39 PART 3: LAND CLASSIFICATION PLAN REGIONAL VITALITY NODE Purpose • To establish areas for regional-serving and community- serving commercial development with opportunity to integrate mixed uses, including residential. • To accommodate outdoor life-style centers and similar development trends. Geographic Location • Most appropriate near highways and major thoroughfares with excellent accessibility. Land Uses • Retail, service, hotel, office, entertainment, and restaurant. • Residential is appropriate when master planned into the development. Intensity/Density • Commercial intensity is limited by the minimum land area, maximum building envelope, maximum impervious surface, and on-site parking requirements. • Residential density is limited to 16.0 units per acre. Examples • Clay Terrace (146th St. and U.S. 31) • West Carmel Marketplace (Michigan Rd. south of 106th St) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Institutional Node, Community Vitality Node, Employment Node, and Regional Vitality Node. • Conditional Fit: Attached Residential (per Draft B), Neighborhood Service Node, and Core Support. Structure Features • Maximum three stories, or eight stories if within the U.S. 31 corridor overlay.(What about the developer who wanted to build a residential tower between Clay Terrace and the residential neighborhood to the west???) • Front facade generally facing public right-of-way. Structure Orientation On On-Site • Centralized or build-to front line building envelope. Development Features • Strip commercial is discouraged.built to the street. • Small or moderate front setbacks. • Screened and landscaped parking areas. • Excellent bicycle and pedestrian connectivity. • Facilitate automobile accessibility. Regulation Implementation • Utilize hybrid (traditional and form-based) zoning to regulate this classification. Clay Terrace is a regional destination because it has numerous national, regional, and local chain retail shops. Predominately, people reach this destination by vehicle, which is typical of a Regional Vitality Node. Although Clay Terrace is a Regional Vitality Node, it has been designed for pedestrian comfort outside the parking areas. The City is committed to a higher standard for architectural design than the typical corporate branding architecture. 40 CITY OF CARMEL, INDIANA i PART 3: LAND CLASSIFICATION PLAN CORE SUPPORT Purpose • To establish areas for urban mixed-use development transitioning away from the Primary and Secondary Core land classifications. The predominant uses are residential or commercial uses with lower impact. Geographic Location • Exclusively utilized in North Central Carmel. Land Uses • Residential and office uses are allowed on all floors. • Retail, service, office, entertainment, restaurant, and institutional uses are allowed on ground floors. • Live-work units. • Public surface parking lots are allowed behind buildings. Intensity/Density • Residential density is limited by the maximum building envelope. • Commercial intensity should be sensitive to adjacent classifications. Examples • Townhomes at City Center (City Center Drive) • Carmel Center Apartments (City Center Drive) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Urban Residential, Attached Residential, Institutional Node, Core Support, Secondary Core and Primary Core. • Conditional Fit: Neighborhood Service Node, Employment Node, and Regional Vitality Node, Urban Residential (perimeter edges only). Structure Features • Minimum two stories and maximum three stories. And 2- story maximum next to Urban Residential. • All facades facing a public right-of-way must have at least two windows per floor. Structure Orientation On On-Site • Front facade built to right-of-way. Development Features • Minimum of 15% 20-30%??open space in developments. • Excellent bicycle and pedestrian connectivity. • Off-street parking is partially supplemented by on-street parking. • Protect pre-development environmental features. Regulation Implementation • Utilize form-based zoning to regulate this classification. These three-story townhouses are a good example of form and use to transition away from more urban development. Live/work units are an excellent form of development to help transition away from Primary or Secondary Core classifications. Office uses with similar intensity as townhouses or multiple- family developments, such as Pedcor at City Center, are a good example of Core Support. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 41 PART 3: LAND CLASSIFICATION PLAN SECONDARY CORE Purpose • Secondary Core can serve as a transition away from Primary Core, or can be its own urban center in appropriate areas. • To establish moderately intense urban nodes akin to a downtown with commercial and residential uses. Geographic Location • Exclusively utilized in North Central Carmel and limited use at the Village of West Clay. Land Uses • Ground Floor: Retail, service, offices, entertainment, (SU?? Music/noise), restaurants, and institutional. • Upper Floor(s): Residential, retail, service, office, entertainment, restaurant, and institutional uses. • Parking garages are allowed behind or underneath buildings. Intensity/Density • Residential density is limited by the minimum land area and maximum building envelope standards. • Commercial intensity is limited by the minimum land area and maximum building envelope standards. Examples • Village of West Clay's commercial core • Old Town Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Institutional Node, Core Support, Secondary Core and Primary Core. • Conditional Fit: Urban Residential, Attached Residential, and Employment Node. Structure Features • Minimum two stories and maximum four stories. • Ground floor facades must be pedestrian friendly and utilize significant transparent glass. • Wide facades must have architectural relief. Structure Orientation On Site • Front facade built to right-of-way. • A maximum of three stories at the right-of-way with all other stories stepped back. • A maximum of two stories at right-of-way next to single family detached residential neighborhoods. Development Features • Outdoor seating for restaurants is encouraged except next to single family detached neighborhoods. • Outdoor storage is prohibited. • Internal and external bicycle and pedestrian connectivity. • Parking is generally provided off-site in parking facilities and on-street. • Pocket parks are encouraged. Regulation Implementation • Utilize form-based zoning to regulate this classification. AMLI at Old Town is a good example of new construction that represents Secondary Core. Although the commercial district in the Village of West Clay functions as neighborhood-serving commercial, the massing and placement of this building reflects the desired form of Secondary Core. Historic buildings in Old Town are good examples of Secondary Core. 42 CITY OF CARMEL, INDIANA i PART 3: LAND CLASSIFICATION PLAN PRIMARY CORE Purpose • To establish intense urban areas for downtown commercial and dense residential uses. Primary Core will only be allowed in select areas in North Central Carmel. Geographic Location • Exclusively utilized in North Central Carmel, specifically at City Center and Old Town ( move to secondary core - per map). Land Uses • Ground Floor: Retail, service, offices, entertainment, restaurants, and institutional. • Upper Floor(s): Residential, retail, service, office, entertainment, restaurant, and institutional uses. • Public parking garages are allowed behind buildings or in upper floors if fronting on a streetscape. Intensity/Density • Residential density is limited by the minimum land area and maximum building envelope standards. • Commercial intensity is limited by the minimum land area and maximum building envelope standards. Examples • Pedcor at City Center • Old Town Shops (move to secondary core - per map) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Institutional Node, Core Support, Secondary Core and Primary Core. • Conditional Fit: Attached Residential. Structure Features • Minimum four stories and maximum eight stories. • Ground floor facades must be pedestrian friendly and utilize significant transparent glass. • Wide facades must have architectural relief. Structure Orientation On Site • Front facade built to right-of-way. • A maximum of five stories at the right-of-way with all other stories stepped back. Development Features • Outdoor seating for restaurants is encouraged. • Outdoor storage is prohibited. • Internal and external bicycle and pedestrian connectivity. • Parking is generally provided off-site in parking facilities and on-street. • Contemplate access to mass transit. Regulation Implementation • Utilize form-based zoning to regulate this classification. The Old Town Shoppes provides a good example of Primary Core.(move to secondary core - per map) This illustration depicts a proposed development in City Center. If constructed, this building would accurately reflect the characteristics of Primary Core. (There are other nice drawings we could include here) CARMEL CONSOLIDATED COMPREHENSIVE PLAN 43 PART 3: LAND CLASSIFICATION PLAN APPROPRIATE ADJACENT LAND CLASSIFICATIONS TABLE The below table provides a quick reference for determining land classification compatibility. The information in this table mirrors the content in each of the land classification descriptions on the previous pages. "B" stands for Best Fit and "C" stands for Conditional Fit, meaning it is appropriate when if the more intense development is installed with sensitivity to the adjacent land classification. (Adust Table per discussion) LAND CLASSIFICATION MAP DESCRIPTION The Land Classification Map on the following page designates the general distribution of land classifications that will help manage land use, community form, and connectivity; and improve quality of life. Specifically, the map depicts the community's land use and development form goals (land classifications) in a conceptual manner. It should not be construed as representing the precise location of land classifications, but used as a foundation for support and influence with land use and development form decisions and zoning map changes. The Land Classification Map does not establish the right to a certain density or intensity. The C3 Plan is a broad-brush approach to future land planning. Each development proposal should be reviewed with consideration of all sections of the C3 Plan in addition to site features, context, design standards, and development standards. In general, the map is too specific (down to the parcel). Parks & Recreation Estate Residential Low Intensity Suburban Residential Suburban Residential Urban Residential Attached Residential Neighborhood Support Center Neighborhood Service Node Institutional Node Community Vitality Node Employment Node Regional Vitality Node Core Support Secondary Core Primary Core Parks & Recreation B B B B B B B B B B B B B B B Estate Residential B B B B C C Low Intensity Suburban Residential B B B B C C C C Suburban Residential B B B B C B B B B C C Urban Residential B C B B B B B C C B C Attached Residential B C B B B B B B B C C B C Neighborhood Support Center B C C B B B B Neighborhood Service Node B C B B B Map orhood Service Node ional Node unity Vitality Node yment Node Regional Node Core Support Secondary Core Primary Core Area for Special Study Major Street Minor Street River Monon Trail Back Side of Placeholder for Land Classification Plan Pull-Out jfc Roundabout Interchange w/Sidewalk X Overpass w/Sidewalk O New Roundabout oooooo Separated Multi-Use Path 'jlf Signature Building Pedestrian Oriented Design Tree Preservation —0- Existing Street/Roundabout ------ Proposed Street with Sidewalks Map Prepared by Ground Rules, Inc. Last Revised 08-28-2006 98 CITY OF CARMEL, INDIANA (Adrienne, what is this?????) Map Comments: • 131st & Ditch Community Vitality Node should be Neighborhood Support Node • Along Spring Mill Rd, the existing residential neighborhoods need to be labeled with the density the currently have. I doubt that they will be redeveloped before the next comp plan update occurs. • Green (1 unit per acre) should be used for all residential areas from 96th to 146th and Spring Mill to Michigan Rd,. except for existing developments that exceed 1 unit per acre now. • Could we put a park at the Monon and Main, SW corner? I have had several people ask for this….It would be an ideal location for a gazebo, park benches and bike parking during the Arts festival. Most old towns have this amenity. • West of the Monon just south of there should be urban residential, not core support • SW corner of 116th and Westfield Blvd should be Orange. We ruled out higher density when we denied Townhomes at Central Park. • Add back major street names to map In general, residential densities should not be increased without an extensive homeowner survey. I would change them all to their current densities until we get that information. B B B B C C Institutional Node B C C B B B B B B B B B B B B Community Vitality Node B C C B B B B B B Employment Node B C C C B B B B B C C Regional Vitality Node B C C B B B B C Core Support B B B C B C C B B B Secondary Core B C C B C B B B Primary Core B B B B B = Best Fit = Conditional Fit 44 CITY OF CARMEL, INDIANA 36 CITY OF CARMEL, INDIANA ? Kensington Place is a good example of a lower density attached residential development. Although it doesn't fi t the traditional form of Attached Residential, it would be appropriate in select locations. 34 CITY OF CARMEL, INDIANA orm of urban residential corner. Note that the structure is designed to fi t the form of a single-family neighborhood. The photo is from the Meridian-Kessler Neighborhood in Indianapolis. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 33