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HomeMy WebLinkAboutPg 03-14 C3 PlanCarmel Clay Comprehensive Plan NOTE TO READER: The pages in this file represent only the pages that would change in the C3 Plan if the current amendments were adopted by the Plan Commis- sion and City Council. Note that the page numbers as you review. Pages 2, 82, 83, and 106 are non substantive changes. Pages 89, and 100 -103 are the substantive changes. Also note that there are 2 maps that are also proposed to be amended. C OI OI O PREFACE Tfi3LE Of CONTENTS Preface Acknowledgments 4 Comprehensive Plan Mandate 5 Fulfillment of the Mandate 5 Plan Objectives and Methodology 6 Four City Districts 7 Part 1: Community Profile Objective Profile 12 Environmental Conditions 12 Demographic Information 13 Development Trends 14 Community Facility Inventory 14 Part 2: Comprehensive Plan Essence Comprehensive Plan Essence Introduction 16 City -Wide Policies and Objectives 17 East Carmel Policies and Objectives 22 North Central Carmel Policies and Objectives 23 South Central Carmel Policies and Objectives 24 West Carmel Policies and Objectives 25 Part 3: Land Classification Plan Land Classification Plan Introduction 28 Parks and Recreation 29 Estate Residential 30 Low Intensity Suburban Residential 31 Suburban Residential 32 Urban Residential 33 Attached Residential 34 Neighborhood Support Center 35 Neighborhood Service Node 36 Institutional Node 37 Community Vitality Node 38 Employment Node 39 Regional Vitality Node 40 Core Support 41 Secondary Core 42 Primary Core 43 Appropriate Adjacent Land Classification Table 44 Land Classification Map Description 44 Land Classification Map 45 2 CITY OF CARMEL, INDIANA 1 Part 4: Transportation Plan Transportation Plan Introduction 48 Thoroughfare Plan 49 Residential Street Lane 50 Residential Street Minor 51 Residential Street Major 52 Collector Street 53 Urban Collector Street 54 Residential Parkway 55 Secondary Parkway 56 Primary Parkway 57 Urban Arterial 58 Secondary Arterial 59 Primary Arterial 60 Street Classification Comparison 61 Thoroughfare Plan Map Description 61 Thoroughfare Plan Map 63 Bicycle and Pedestrian Facility Plan 65 Residential Sidewalk 66 Urban Residential Sidewalk 67 Urban Commercial Sidewalk 68 Side Path 69 On- Street Bicycle Lane 70 Off- Street Urban Trail 71 Off- Street Trail 72 Bicycle and Pedestrian Facility Classification Comparison 73 Bicycle and Pedestrian Plan Map Description 74 Bicycle and Pedestrian Plan Map 75 Bicycle Routes and Loops Plan Map 76 Transit Plan 77 Commuter Line 78 Intra -City Transportation System 79 Transit Facility Plan 80 Part 5: Critical Corridors and Subareas Critical Corridors and Subareas Introduction 82 Future Studies and Plans 83 Keystone Parkway Corridor 84 Keystone Parkway Corridor Plan 85 U.S. 31 Corridor 86 U.S. 31 Street Corridor Plan 87 96th Street Corridor 88 96th Street Corridor Plan 89 City Center /Old Town Subarea 90 City Center /Old Town Subarea Plan 91 Old Meridian Subarea 92 Old Meridian Subarea Plan 96 Old Meridian Subarea Detail Plan 97 Home Place Subarea 98 Home Place Subarea Plan 99 96th Street and Westfield Boulevard Subarea 100 96th Street and Westfield Boulevard Subarea Plan 103 PART 5: CRITICAL CORRIDORS AND SUBAREAS CRITICFiL CORRIDORS FIND SUBFiREFiS INTRODUCTION Part 5: Critical Corridors and Subareas has been established to provide a summary of several planning studies and small area plans. The following sections represent the essence of those studies and plans, and add greater refinement to transportation and growth management goals and objectives. The purpose of this Part is to emphasize that there are certain areas and corridors in the City that require a greater degree of planning. They also require a greater level of review when development proposals are being considered. The following critical corridors and subareas are included in this Part: 1. Keystone Parkway Corridor pg 84 2. U.S. 31 Corridor pg 86 3. 96th Street Corridor pg 88 4. City Center /Old Town Subarea pg 90 5. Old Meridian Subarea pg 92 6. Home Place Subarea pg 98 T 96th Street and Westfield Boulevard Subarea. pg 100 The above listed critical corridors and subareas do not correlate with "overlays" in the City's zoning ordinance. The C3 Plan only includes comprehensive plan amendments. Critical Corridor and Subarea Descriptions Each of the critical corridors and subareas listed above has two to six pages dedicated to describing how it should be used to manage growth and development in these sensitive areas. Further, the following headings are used, as described below, to convey the essence of each critical corridor and subarea. These descriptions are intended to be conceptual. Description: This section gives the reader a brief description of the existing conditions, history, and reasons why the corridor or subarea is considered critically important. Critical Area Boundaries: This section conveys where each critical corridor or subarea is located within Carmel's planning jurisdiction. Strategy: This section describes the implementation steps, projects, policies, or programs necessary to achieve the desired result in the critical corridor or subarea. Design Guidelines: This section establishes the physical goals for the critical corridor or subarea. It should be referenced and used to influence decisions made by the Plan Commission, Board of Zoning Appeals, and Common Council when considering a development proposal. 82 CITY OF CARMEL, INDIANA Plan Map: Each critical corridor or subarea has a full -page illustration of the area within its boundaries. The map is included to support the "Strategy" and "Design Guidelines" sections and to illustrate additional information not included in the written text. In many of the maps, the Bicycle and Pedestrian Plan Map information and Thoroughfare Plan Map information is integrated. In some critical corridor and subarea sections, a "Detailed" Plan Map is included. The inclusion of such a map is indication that those critical corridors or subareas have had more extensive study and planning. C N PART 5: CRITICAL CORRIDORS AND SUBAREAS FUTURE STUDIES FIND PLFiNS The critical corridors and subareas plans included in Part 5 are the result of detailed studies or planning efforts previously completed by the City of Cannel. Therefore, the content in Part 5 is limited to just those previous studies. The City recognizes that there are several other "critical" areas in its planning jurisdiction that remain to be studied or planned for in detail. It is anticipated that the City will work toward accomplishing those planning processes as time and budget permit, and based on impending need. Potential New Critical Corridors and Subareas The critical corridors and subareas that may be studied and planned for include, but are not limited to the following (in no particular order): 1. West 116th Street 2. East 116th Street 3. 146th Street 4. Michigan Road /U. S. 421 5. East 96th Street 6. Downtown Core 7. White River Greenway 8. Transit Integration and Hub 9. 126th Street and Gray Road District 10. Quarry Land Reclamation and Development 11. Pennsylvania Parkway Extension 12. Hazel Dell Parkway and 131st Street District 13. Monon Greenway Corridor 14. Central Park District Implementation and Incorporation of New Critical Corridor or Subarea Plans It is the desire of the City to formalize a general process and scope of services to be used for each new critical corridor or subarea planning project. The intent is to assure public participation and adherence to a document format that will allow the results to be integrated into the C3 Plan on two to eight pages. This will help maintain a uniform, compact and user friendly comprehensive plan over the years to come. 1 CARMEL CLAY COMPREHENSIVE PLAN 83 PART 5: CRITICAL CORRIDORS AND SUBAREAS 96T11 STREET fiND WESTFIELD BOULEVFiRD SUBFREFi Description The 96th Street and Westfield Boulevard area has been identified as a critical subarea because it: Is surrounded on three sides by major corridors: Westfield Boulevard, 96th Street, and Keystone Parkway; Has stable neighborhoods that have been impacted by the evolution of transportation facilities; Will likely be impacted by office /commercial development of the land south of 96th Street controlled by Indianapolis; Periodically experiences redevelopment pressure from the private sector; Has areas that are not well drained; and Has limited bicycle and pedestrian connections to regional amenities. In recent years a new roundabout at 96th Street and Westfield Boulevard was installed, a residential redevelopment project was approved at 99th Street and Westfield Boulevard, and the City of Carmel began reconstructing Keystone Parkway into a grade separated corridor. In upcoming years, I -465 is planned to be reconstructed, including the interchange with Keystone Parkway. The intersection of Keystone Parkway and 96th Street is being planned for grade separation and the Westfield Boulevard bridge over 1 -465 is slated to be reconstructed. Also, 96th Street is expected to be widened into a Primary Arterial between Keystone Parkway and Haverstick Road, and to a Primary Parkway between Haverstick Road and Westfield Boulevard. Therefore, in the future, 96th Street will be configured with a green median from Haverstick Road to Westfield Boulevard; potentially with one "intersection" in that segment for the undeveloped land south of the corridor to have access to 96th Street. Critical Area Boundaries The 96th Street and Westfield Boulevard boundaries are depicted on the Orientation Map on page 103. Strategy Connection between Pennsylvania Parkway and 96th Street: The City of Carmel will work to connect Pennsylvania Parkway to the roundabout at 96th Street and Westfield Boulevard. This connection is considered an essential connection, especially as U.S. 31 is upgraded to a freeway configuration. Install Side Paths: There is an ever increasing demand for bicycle and pedestrian facilities in Carmel. Side paths along the west side of Keystone Parkway, the north and south sides of 99th Street, the north and south sides of 96th Street, and extensions of existing side paths along Westfield Boulevard to the north and south are critical pieces to add connectiv- 100 CITY OF CARMEL, INDIANA ity to the region; and especially for recreation. Along 99th Street, a sidewalk is preferred on the south side because it has a narrower width and greater design flexibility to avoid and preserve mature trees. Side paths connecting the Chesterton Neighborhood to Westfield Boulevard and Maple Drive from 99th to 96th Streets will add important connections. Also, a side path along the east side of Haverstick Road will enhance pedestrian safety and provide another vital pedestrian link north and south. 1 Mitigate Light Trespass and Glare: Strictly regulate on -site lighting of any new development adjacent to stable neigh- borhoods to prevent light trespass and glare. Preserve and Install Tree Canopy: The 96th Street and Westfield Boulevard Subarea has a significant and well established tree canopy. The character of this subarea is anchored by the presence of many mature trees. Carmel will utilize its zon- ing regulations and processes to reasonably protect existing tree canopy in the subarea. It will also require installation of new canopy trees along public streets including Keystone Parkway, when appropriate, to maintain the "green corridor" aesthetic which exists in areas north along Keystone Parkway. Soften Impacts from Major Corridors: As the 96th Street, West- field Boulevard, and Keystone Parkway corridors evolve, attention should be given to soften impacts to adjacent residen- tial areas from future increases in traffic, widening of roads, and new turning limitations at intersections. Specifically, future roadway improvements should be context sensitive in their design and improve the ability for residents and businesses to gain access to the major corridors during peak hours. Buffer Stable Neighborhoods from Redevelopment: Require per- manent and effective buffering to be installed between stable neighborhoods and areas that redevelop. Trees, landscaping, decorative masonry walls (i.e. brick or stone, not wood), and earthen berms should be considered, but the preservation of residential dwellings within stable areas should also be a factor. Protect 99th Street and Haverstick Road as Residential- Character Collector Streets: Assure that 99th Street and Haverstick Road remain collector streets with residential character. Aside from pedestrian facilities along Haverstick Road and 99th Street, these streets generally remain the same. Stabilize Hamilton Heights and Forest Glen Subdivisions: As residential properties in close proximity to 96th Street rede- velop, sever Kittrell Drive, Lincoln Boulevard, and Maple Drive and terminate each in a cul -de -sac at the expense of the commercial redevelopment. Also, link 98th Street between Kittrell Drive and Lincoln Boulevard to allow properties along Lincoln Boulevard and Maple Drive to have access to Westfield Boulevard. This change would result in the remaining homes being located on local streets and an increased degree of neighborhood stability. 0 0 161111111N PART 5: CRITICAL CORRIDORS AND SUBAREAS 1 Add Street Lights and Sidewalks: Because much of this subarea was platted prior to subdivision regulations that required proper infrastructure, many of the neighborhoods do not have sufficient sidewalks, street lighting, or drain- age facilities. The City of Carmel will utilize its existing programs for public and private investment in such public infrastructure. Improve Surface Drainage: As new development has occurred in the region, and as roads have been improved, local residents believe issues with storm water have gotten worse. The City should continue to study and help resolve these drainage issues, thus helping to reduce basement flooding and similar problems that can destabilize neighborhoods. Connect Maple Street to 99th Street: As a part of a recent approval for a residential PUD, the developer committed to extending Maple Street from 98th Street to 99th Street. This link is considered important for emergency services to gain access to residential structures from multiple directions. Allow Employment Centers along 96th Street: Allow private sector driven redevelopment (i.e. private negotiation and willingness to sell) along the north side of the 96th Street corridor between Keystone Parkway and Westfield Boule- vard. Redevelopment projects should result in employment centers (e.g. general office, medical office, or service busi- ness). Neighborhood serving commercial (e.g. small scale dry cleaners, cafe, or convenience store) will be considered if it fits the context. Generally, the footprint of new build- ings associated with redevelopment should be limited to the areas shown on the map and labeled "1 to 2 Story Employ- ment Center" on page 103. See the conceptual cross section drawings below. Transition Area: The area designated as "Transition" on the 96th Street and Westfield Boulevard Subarea Map, on page 103, may be utilized for non building features associated with commercial redevelopment (e.g. storm water management or parking), or may be used for medium to high density single family dwellings; either of which would still necessitate buffering to minimize impacts to stable neighborhoods as described herein. Growth Management: Redevelopment along 96th Street should only be permitted when it is contiguous to existing com- mercial uses and when lots have been assembled into large enough parcels for the commercial development to be master planned with organized parking areas, linkages between parking areas, effective buffers, landscaping and pedestrian facilities. Utilize Transitional Land Uses and Form to Soften Impacts of Potentially Large -scale Office Development South of 96th Street: As the area south of 96th Street evolves into office and commer- cial centers (Indianapolis' jurisdiction), transitional uses and smaller scale buildings should be used along the north side of 96th Street to buffer stable neighborhoods to the north. Similar to landscaping, moderate intensity land uses can also be used for buffering. These buffering land uses would be limited to one to two stories in height and would be required to utilize facades and roof designs that are similar to or complementary with residential development (e.g. brick facades, pitched roofs, and dormers). Further, heavily landscaped parking areas should be required. Conceptual Cross Section Near Kittrell Drive (facing West) .1 E a` 00 00 C MIME it�G9i� 11 11 2 Story Employment Heavily Landscaped Parking Area Wall 1 Buffer Protect Stable Neighborhood Conceptual Cross Section Near Wild Cherry Lane (facing West) O El 1E1 ICI 00 0 0 2 Story Employment 1 Story Employment u Wall Buffer Protect Stable Parking or Storm Water Management 1 Neighborhood Transition CARMEL CLAY COMPREHENSIVE PLAN 101 0 0 PART 5: CRITICAL CORRIDORS AND SUBAREAS 1 Reduce Curb Cuts along 966 Street: As areas along 96th Street redevelop, require significant reduction in the number of curb cuts. Also control where development south of 96th Street gains access to 96th Street. Street access from the north and south should align with one another when possible. Maintain Westfield Boulevard as a Residential Corridor: Westfield Boulevard between 96th Street and 99th Street will be maintained as a residential corridor. The City of Carmel will consider redevelopment along the east side of the corridor when proposals are for high density single family detached dwellings or moderate density townhouses or apartments that complement the area. Specifically, the cluster of proper- ties on the southeast corner of 99th Street and Westfield Boulevard and the properties between Kittrell and Westfield Boulevard would be areas for redevelopment consideration. Design Guidelines Protect and enhance existing tree canopy. Establish safe means for bicyclists and pedestrians to travel outside of and around the subarea, especially to 116th Street, Central Park, Marion County, and employment centers to the west. Protect existing residential neighborhoods from light pollution by strictly requiring cut-off light fixtures and other lighting standard. Evaluate the most effective and beneficial buffering system to mitigate potential impacts to stable neighborhoods on a case -by -case basis. Utilize buffering systems that are aesthetically pleasing, comforting, and natural in character. Also consider buffer designs that do not consume large areas which necessitate the demolition of additional residential structures. When redevelopment occurs, require small -scale office buildings which complement the building mass of residential properties. Require new office buildings to be constructed in close proximity to the right of way with parking areas predominantly in the side and rear yards. If neighborhood serving commercial development is allowed, it should be designed carefully to fit the local character and should have pedestrian connectivity to the neighborhoods. 102 CITY OF CARMEL, INDIANA Two -story office structures, like the one pictured above, would be fitting along 96th Street between Haverstick Road and Westfield Boulevard. Parking should be primarily located in side yards or rear yards and the buildings should be pulled forward toward the street. Also, pedestrian facilities should be installed along the frontage. High quality townhouses would be appropriate residential redevelopment along Westfield Boulevard. A limited amount of small scale, neighborhood serving commercial may be appropriate when supported by local residents.