HomeMy WebLinkAboutApplication InformationComprehensive Plan
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Amendment
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Martin, Candy
Page 1 of 1
From: Keeling, Adrienne M
Sent: Wednesday, September 23, 2009 2:39 PM
To: Hollibaugh, Mike P; Conn, Angelina V; Brewer, Scott 1; Hancock, Ramona B; Littlejohn, David W;
DeVore, Laura B; Holmes, Christine B;'jmolitor @prodigy.net'; Boone, Rachel M.; Tingley, Connie S;
Duncan, Gary R; Donahue -Wold, Alexia K; Weddington, Trudy A.; Blanchard, Jim E; Stewart, Lisa
M; Martin, Candy
Subject: Docket No. Assignment: 96th Westfield Neighborhood Study Comprehensive Plan Amendment
#09090018 CPA)
I have issued the necessary Docket Number for (CPA) 96 Westfield Subarea Plan Comprehensive Plan
Amendment. It will be the following:
Docket No. 09090018 CPA: 96th Westfield Subarea Plan Comprehensive Plan Amendment
The applicant seeks approval to amend the Carmel Clay Comprehensive Plan (C3 Plan 2009), in order to
adopt Land Classifications and a Subarea Plan for the 96th Street Westfield Boulevard Special Study
Area, which is located south of 99th Street, north of 96th Street, east of the Monon, and west of Keystone
Parkway. Filed by the Department of Community Services, on behalf of the Carmel Plan Commission.
Fees:
Petitioner, please note the following:
1. This item will not be on the agenda of the Technical Advisory Committee (TAC).
2. Published Public Notice needs to occur no later than Friday, September 25 Published notice is
required within the Indianapolis Star.
3. The Fifteen (15) Informational Packets must be delivered to Plan Commission Secretary Ramona
Hancock no later than Noon, Friday, October 9th
4. This item will appear on the Tuesday, October 20th, agenda of the Plan Commission (under "Public
Hearings
5. This item might also appear on the November 3 agenda of the Plan Commission Special Studies
Committee.
6. Refer to your instruction sheet for more detail.
Thanks,
Adrienne Keeling
Planning Administrator
City of Carmel, DOCS
One Civic Square
Carmel, IN 46032
317.571.2417
akeeling@carmel.in.gov
Please consider the environment before printing this e-mail
9/23/2009
Below are three existing half right of ways (From the GIS map online 11105109):
Directly east of Kittrell Dr about 50 feet half right of way
Between Wild Cherry, Lane and Haverstick about 32 half right of way
Just west of Day Dr. about 85 feet half right of way
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01N PART 5: CRITICAL CORRIDORS AND SUBAREAS
1 I CITY OF CARMEL, INDIANA
96TH STREET AND WESTFIELD
BOULEVARD SUBAREA
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, Interstate 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 I -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 Parkway Arterial 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 side
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 connectivity
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 wetrld -will add important connections. Also, a side
path along the east side of Haverstick Road would -will
enhance pedestrian safety and provide another vital pedestrian
link north and south.
Mitigate Light Trespass and Glare: Strictly regulate on-
site lighting of any new development adjacent to stable
neighborhoods 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 zoning 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
residential areas from future increases in traffic, widening of
roads, and new turning limitations at intersections. Spe-
cifically, future roadway improvements should be context
sensitive in their design and sln,ukf improve the ability for
residents and businesses to gain access to the major corridors
during peak hours.
Buffer Stable Neighborhoods from Commercial Redevelopment:
Require permanent and effective buffering to be installed
between stable neighborhoods and residential areas that
commercially redevelop Trees,
landscaping, decorative masonry (i.e. brick or stone, not
wood) walls, and earthen berms should be considered, but
the preservation of as -many residential dwellings within
stable areas should also be a factor eensidered.
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 sidc paths pedestrian facilities along Haverstick Road
and 99th Street, these streets should generally remain the
same.
Stabilize Hamilton Heights and Forest Glen Subdivisions: As
residential properties in close proximity to 96th Street
redevelop, sever and link tvgcther Kittrell Drive,and 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
PART 5: CRITICAL CORRIDORS AND SUBAREAS
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.
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 drainage
facilities. The City of Carmel will should initiate 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 to 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 dearly fits the context,
•.4f
neigl
ti al-areas. Generally, the footprint of new buildings associ-
ated with redevelopment should be limited to two properties
deep near Maple Street over to Westfield Boulevard, and
three properties deep near Wild Cherry Lane; orpcnd-
iz ity to significantly depths may vary as long
as they are able to buffer redevelopment impacts to stable
neighborhoods. See the conceptual cross section drawings
below. Also, the map on page 103
provides a areal conceptual depiction of buffering and
building footprint depth limitations.
Growth Management: Redevelopment along 96th Street should
only be permitted only when it is contiguous to existing
commercial 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 com-
mercial centers (Indianapolis' jurisdiction), transitional uses
and smaller scale buildings should be used along the north
side of 96th Street to buffer the sensitive and stable neigh-
borhoods to the north. Similar to landscaping being -tis d-
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.
Typkaf Conceptual Ctoss Section Meer Kittref! Drive (facing West)
t d
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111 1,
2 11 l�l
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Typical Conceptual C
of
I 11
2 Story Employment
Heavily Landscaped Parking Area
H
k
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w
111 1
Wall f Buffer
an
Cherry Lane (f aring Wl
20.
Protect Stable Neighborhood
FIB
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1 1 I�i� 11 1!
11_11
2 Story Employment 1 Story Employment Wall Buffer Protect Stable Neighborhood
Parking Area in Side Yards
CARMEL CLAY COMPREHENSIVE PLAN 2
C O
N
PART 5: CRITICAL CORRIDORS AND SUBAREAS
Reduce Curb Cuts along 96th 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. i-Iomes-
to '.Vnhousc. apmt,i,cnts is .-ot, If 1csiJct1tiai
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 properties 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 s id...nts allowed, it should be
designed very carefully to fit the local character and
should have rong pedestrian connectivity to the
neighborhoods.
3 CITY OF CARMEL, INDIANA
Two -story office structures, like the one pictured above, would be
fatting along 96th Street between Haverstick Road and Wes
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 copula
may be appropriate when r d supported by local residents.
8 PART 5: CRITICAL CORRIDORS AND SUBAREAS
IL N
96th Street and Westfield Boulevard Subarea Plan
0000 0000000000000
T T
98th
ORIENTATION MAP
MAP LEGEND
Map P epared by Ground Rules, lee
Existing Street/Roundabout
Proposed Street
I'D New Roundabout
adakeetliterellange____.
000000 Side Path or Sidewalk
Coocaptual Location el Buffer Area
00000
!t St
t
I Preservation of Residential
Existing, Commercial
1 to 2 Story Employment Center
Area Planned for Office/Commercial
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a)
a)
000000
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CARMEL CLAY COMPREHENSIVE PLAN 4
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ON
PART 5: CRITICAL CORRIDORS AND SUBAREAS
CRITICEIIL CORRIDORS RD SUBEiREEAS
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
7. 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
1
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.
PART 5: CRITICAL CORRIDORS AND SUBAREAS
FUTURE STUDIES EiND 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 Carmel. 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
10. 126th Street and Gray Road District
11. Quarry Land Reclamation and Development
12. Pennsylvania Parkway Extension
13. Hazel Dell Parkway and 131st Street District
14. Monon Greenway Corridor
15. 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.
CARMEL CLAY COMPREHENSIVE PLAN 183
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0
as
PART 5: CRITICAL CORRIDORS AND SUBAREAS
96th Street Corridor Plan
4 lane Arterial
Commercial Context
2 lane Arterial
with Residential Sensitivity
Alternate Alignment of 96th Street over 1 -465
2 lane Arterial
Commercial Context Commercial Conte
4 lane Arterial
4 lane Arterial
Commercial Context
ORIENTATION MAP
MAP LEGEND
00 00
OISOM
wwwwv
Roundabout Interchange
New Roundabout
Separated Multi -Use Path
Grade Separated Pedestrian Crossing
Preserve/Install Tree Canopy
Senstitive Transition/Buffer
MEM
Redevelopment Opportunity
Preservation of Residential
Employment Area
Existing Street/Roundabout
Proposed Street
Map P epared by Ground Rules, Inc
last Revised 11.10.2009
CARMEL CLAY COMPREHENSIVE PLAN 89
PREFACE
TIFBLE 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
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 Han 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 Han 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
Carmel Clay Comprehensive
Resolution No.
CC- 05- 04 -09 -02
Plan
Docket No.
08070020 CP
Amendment Log
Council Approval
May 4, 2009
Effective Date
May 20, 2009
Sections Affected
Established C3 Plan, 2009
CC- 07- 06 -09 -02
09060004 CPA
July 6, 2009
July 6, 2009
Adjusted Part 4 for Southwest Clay's Thoroughfare Plan to acknowledge the NOAX
Agreement
Added 96th Street and Westfield Boulevard Subarea Plan; pages 100 to 103.
Amended the Land Classification Map, removing the "special study" designation
from the 96th Street and Westfield Boulevard area. Amended the Thoroughfare
Plan Map to reflect the segment of 96th Street between Haverstick and Westfield
Boulevard be changed from Primary Arterial to Primary Parkway. Updated 96th
Street Corridor Plan Map to reflect the new subarea plan. Non- content changes
were made to the TOC and pages 82 and 83.
106
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APPENDIX A: AMENDMENT LOG
CITY OF CARMEL, INDIANA