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SmartCode FAQ
What is the SmartCode?
The SmartCode is a form -based land development ordinance which includes zoning, subdivision regulations, urban
design, thoroughfare standards and basic architectural guidelines into one compact and graphically illustrated
document.
Why the SmartCode instead of the existing zoning?
The SmartCode, like other form -based codes, addresses the physical form of buildings and communities. The SmartCode
also regulates function, or use, prescribing mixed use in certain zones.
Traditional zoning codes focus primarily on use and density. This focus alone makes it difficult, if not impossible to
develop walkable communities of character. Carmel has been able to apply special districts (e.g. Old Meridian) and
Overlay Zones (e.g. Old Town, Carmel Drive Range Line Rd) to provide for good community development, but it has
become confusing to residents and petitioners, and challenging to manage as more districts are created.
Carmel's existing Zoning Ordinance contains 29 zoning districts and 8 overlay zones in all. In contrast, the SmartCode
utilizes six "transect zones The SmartCode team, through study of the existing ordinance and field inspections,
translated the existing zoning districts into transects zones. Special Districts may also be established for areas which do
not necessarily fit a normal transect. Examples of where a Special District may be appropriate would be along US 31 or
surrounding a big box store such as Meijer.
What is the Transect?
A "transect" is usually seen as a continuous cross section of natural habitats for plants and animals, ranging from
shorelines to wetlands to uplands. The Transect used in the Carmel SmartCode is based on the human habitat, ranging
from the most rural of environments to the most urban. It is divided into 6 zones (T- Zones), each with its own character.
The six zones are: T1 Natural, T2 Rural, T3 Sub urban, T4 General Urban, T5 Urban Center and T6 Urban Core. Special
Districts (SD) are also used to accommodate areas which don't fit into any of the transect zones; however Special
Districts and their regulations are determined up front or are designated by zoning amendment.
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Where is SmartCode proposed? Is it township wide?
The Carmel SmartCode is proposed for Carmel's North Central area, more W. 146th St.
specifically north of 116 Street, between US 31 Keystone Avenue. In
order to apply township -wide, the SmartCode would need to be amended
through an additional public process to establish proper development N Merid�a�5t.
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standards. Additionally, properties would need to be successfully rezoned Vj A 7 '1741
into a SmartCode district.
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Where can I view the proposed SmartCode?
The proposed SmartCode is available to review online at:
www.carmelsmartcode.com 1;16theSt.
Hard copies of the proposed SmartCode are also available for review
Monday Friday from 8am to 5pm in the Department of Community Services, Planning Zoning Office, Third Floor,
Carmel City Hall, One Civic Square.
Can any land use go into a building as long as the building meets the height,
setbacks and architectural requirements?
No. While attention to building form is a key feature of the SmartCode, land uses are still regulated in Table 12: Specific
Function Use.
Will the SmartCode allow someone to build townhomes or commercial buildings in
the middle of my single family neighborhood?
No. Single family districts under the existing ordinance remain single family districts in the SmartCode. If you are in
North Central Carmel and are currently zoned residentially, you would likely be zoned T3 Sub -urban under the
SmartCode. T3 is a single family district which does not prescribe multi family residential or commercial functions.
How will SmartCode protect my neighborhood?
Because a property owner has certain rights to develop or redevelop his lot if he meets all land and building regulatory
requirements, the City cannot absolutely prohibit development or redevelopment in any neighborhood. However,
effective land regulations can protect and strengthen existing neighborhoods.
The existing zoning and subdivision ordinances are not equipped to regulate building and community form, and
therefore cannot protect the character of a neighborhood. In contrast, the Carmel SmartCode and its standards were
developed by measuring and analyzing the form of existing Carmel neighborhoods and their buildings in order to assure
that the character of those areas can be preserved.
As noted previously, the T3 Zone is a single family residential district which does not prescribe multi family residential or
commercial functions. Further, for proposed buildings or development occurring adjacent to existing buildings, the
SmartCode requires the adjustment of lot widths and setbacks to relate to existing conditions. Finally, if someone wants
to build on a lot in an existing neighborhood that is zoned T3, he must build a single family residential in the form of one
of the Building Types prescribed under the SmartCode. The neighborhood is thereby protected.
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What happens if my house or neighborhood is adjacent to commercial?
Unlike the existing zoning ordinance, where a business district may permit a 60' tall building next to residential, the
Carmel SmartCode prescribes transitions between zones. If a proposed building (in T4, for example) adjoins a lot in a
lesser T -Zone (T3), the lowest height standard of the T4 applies.
I've heard SmartCode increases all the residential densities. Is this true?
This is not necessarily the case. With the exception some R -1 areas near the far northern and southern boundaries of
the study area and pockets of R -4 in Old Town, Central Carmel's single family neighborhoods are comprised of
residential zoning districts R -2 and R -3. Under existing zoning, the base density of R -2 is 3.9 units per acre, R -3 is 5 units
per acre. Carmel SmartCode's T3 zone base density is 4 units per acre. Densities would further be affected by existing
plats and minimum lot widths.
If retail and commercial is prohibited in single family neighborhoods, then how
does the SmartCode permit mixed use development?
While protecting existing single family neighborhoods is one of the main tenets of the Carmel SmartCode, it is also
important to provide areas where residents can live among or in close proximity to retail, office and commercial areas.
The existing ordinance prohibits residential uses in most business zoning districts, thereby requiring the use of special
overlay zones or PUDs to allow mixed use development to occur. The Carmel SmartCode allows residential uses in all of
the Transect Zones, so the option to include residential would be available in areas where it otherwise would not be
allowed by existing zoning.
Will I be required to change my property to comply with the SmartCode?
No. Like the current zoning ordinance, the SmartCode is meant to regulate development and redevelopment occurring
after its adoption. Therefore, if your property or business was legally established under previous rules, no changes will
be required because of the SmartCode. The SmartCode may apply; however, if you decide to redevelop or make
substantial changes to your property.
How will SmartCode affect my property?
If you are in North Central Carmel, the SmartCode will replace the current zoning and subdivision ordinances. All legally
existing uses and buildings will be allowed to remain as they are "grandfathered until the use is abandoned or
changed or the building is substantially modified. The current zoning districts will be translated into their corresponding
T -Zones under the SmartCode. Each T -Zone has standards for development or redevelopment, including density,
function (use), building disposition (how it is situated on the lot), building configuration (height, massing, openings,
roof), building type, and public frontages and private frontages.
Why only in the North Central area and not everywhere?
The Central area is one in which there is development pressure, redevelopment opportunity and commercial potential.
This combination of factors makes this area the one which would benefit most from the extra attention to building form
and appropriate transitioning. For this reason, the Central area has been selected to receive the protection and
enhancement afforded by the SmartCode.
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Will PUDs still be allowed by the SmartCode?
The SmartCode does not contain provisions for new PUDs. In contrast to PUDs, the SmartCode prescribes sound
planning and development practices and standards which, when applied, result in a predictable positive built
environment.
If I already have a development approved under existing zoning, am I required to
re -apply under the SmartCode?
No. All development approvals existing prior to adoption of the SmartCode would remain in effect. Those
developments would proceed under their existing approval. However, an applicant would be entitled to elect to
proceed under the SmartCode and would be given priority in processing of its SmartCode submission.
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