HomeMy WebLinkAboutPacket 03-21-06 Plan CommissionCity of Carmel
CARMEL PLAN COMMISSION
Date: March 10, 2006
To: Plan Commission Members
From: Adrienne Keeling
Department of Community Services
MEMORANDUM-
Re: March 21s Plan Commission meeting Docket No. 06020017 CPA
Enclosed is the information packet for the following item. If you have any questions, please give me a
call at 571 -2417.
6H. Docket No. 06020017 CPA: 96 Westfield Neighborhood Plan
The applicant seeks to amend the Carmel /Clay Comprehensive Plan in order to
incorporate the 96th Westfield Neighborhood Plan.
Filed by the Carmel Department of Community Services.
Over the past several months, the Department of Community Services has been engaged in an
effort to create a neighborhood plan for the area near 96 Street and Westfield Boulevard. As
part of the planning process, two neighborhood meetings were held at Hope Church in August
2005, each with hundreds of citizens in attendance. The neighborhood meetings included
presentations outlining several key issues and opportunities, summarizing some best
development practices and introduction of conceptual plans. The public was given time to ask
questions and make comments regarding their desires for the neighborhood and its conceptual
plan.
To assist the department in fine tuning the plan, a fifteen member steering committee of area
residents was assembled, and, with the help of their input over the course of several steering
committee meetings, the Department made modifications to the conceptual plan. In February
2006, the revised land use plan was presented at another Hope Church neighborhood meeting.
The plan is now before you as a proposed amendment to the Comprehensive Plan. Please review
and comment on the attached Neighborhood Concept Plan, which outlines planning background
and recommendations for this area's future development.
PCMEMO 2006 -0310a
ONE CIVIC SQUARE
Page 1
CARMEL, INDIANA 46032 317/571 -2417
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Urban mixed -use
densities of Floor
Area Ratio of 3 to 4
Residential densities
of 8 14 units per
acre
Institutional setting
with front lawns and
natural environment
,8
oom
Interior roadways
connected to
adjacent uses.
Pedestrian
connections via
pathways and trails
Pedestrian
connections via
pathways and trails
Logical interior
roadway system
Consolidated
entry/exit onto major
roadway systems
(limited individual
curb cut driveways)
Pedestrian
connections via
pathways and trails
EA
o
00
Create usable, public
open spaces such as
plazas or courtyards.
Adherence to Citys
Open Space
Guidelines
Create amenities for
residents with pocket
parks, wetlands and
open areas
Adherence to Citys
Open Space
Guidelines
Utilize sites which
minimize woodland
removal
Adherence to Citys
Open Space
Guidelines
Minimum 50'
landscape/ noise/light
buffer when adjacent
to existing residential
uses.
Buffering should
accommodate
pedestrian uses such
as pathways
Minimum 50'
landscape/ noise/light
buffer when adjacent
to existing residential
uses.
Buffering should
accommodate
pedestrian uses such
as pathways
Minimum 50'
landscape/ noise/light
buffer when adjacent
to existing residential
uses.
Buffering should
accommodate
pedestrian uses such
as pathways
Maintenance and improvement of single family residential land uses. General recommendations:
Install sidewalks and bus stop areas on major neighborhood streets.
Promote home maintenance and ownership through neighborhood organizations and code enforcement.
Promote additional tree growth and planting.
The Department recognizes that the private real estate market might desire the redevelopment of several single family lots in these areas. While maintaining and
improving the existing residential community is encouraged, consideration will be given to:
Private market assembly of contiguous land for redevelopment, adjacent to a changing land use area on Westfield Blvd. or 96'" Street, which total a
minimum of 5 gross acres.
Should this occur, the Department would begin a special review of the land assembly, working to understand development form, access and parking, and open
space issues.
Parking in Rear of
Buildings
Shared Parking with
other land uses
According to City of
Carmel Standards for
Residential Parking
On- Street Parking
encouraged
Shared Parking with
Mixed Use area
Parking for public
access to the Monon
Trail and proposed
Forest Preserve
Park Area
uom
Maximum of Three
(3) Stories (40 Feet)
in area
Maximum of Three
(3) Stories (40 Feet)
in area
Maximum of Three
(3) Stories (40 Feet)
in area
Z
F)
2.
Buildings oriented to
or facing street edges
creating a walkable
pedestrian
environment
Residential units
oriented to public
streets or clustered
around courtyard or
open space areas.
Oriented and
integrated with
adjacent Mixed -Use
Development Pattern
Mixed Land Uses (Retail, Commercial, Office,
Residential) with pedestrian friendly urban forms.
Neighborhood scaled commercial uses such as
professional offices and specialty retailers (I.e
jeweler)
In Mixed -Use areas, buildings with active first floors
(retail, office) under office and residential users.
Medium Density Residential uses such as small -lot
single family detached units, duplex units, or
attached townhouse units.
Civic Uses such as a community center, church,
school, nature center which take advantage of
proximity to proposed forest /park area as well as
connection to the Monon Trail.
CO
W
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LLI
CO F
7
a fn
W
m F
NEIGHBORHOOD
COMMERCIAL
MEDIUM DENSITY
RESIDENTIAL
CIVIC FOREST
PRESERVE
RESIDENTIAL
CONSERVATION
TRANSITIONAL
v
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ga
a
x
V
GENERAL STREET DESCRIPTION
Implement proposed separated grade roundabout intersection at 96th /Keystone.
Improve Keystone roadway and redesign drive lanes to allow a separation of thru and local
traffic coming to and from new intersection.
Recommend that 98th Street terminate at Keystone allowing only a right hand turn south.
Recommend that future designs for the intersection at 99th Street allow for left and right
hand turns heading north and south.
Recommend that 96th Street between Keystone and Westfield be designed as a two -lane
street with center median turn lane. This design must safely accommodate bike and
pedestrian traffic.
Recommend the design of a roundabout at the intersection of Haverstick and 96th.
Recommend that Haverstick remain two lane with sidewalks
Recommend the improvement of the Westfield Bridge over 1 -465 to accommodate additional
traffic and pedestrian movement.
As a 10 -year strategy, recommend the collaboration with Indianapolis to improve Real Street
intersection and system.
Recommend that the 150 -foot set aside north of 1-465 and west of Westfield Blvd not be
vacated. Should future development beyond the 10 -year horizon of this plan occur, this
corridor might provide a needed roadway right of way.
Remain two -lane neighborhood street with traffic calming features and sidewalks.
Remain two lane neighborhood street
Recommend street sidewalks in neighborhood areas
98'" Street Right of Way, recommended for pedestrian pathway
Remain two lane residential street
Recommend street sidewalks in neighborhood areas with appropriate lighting and signage
New Internal Streets should have a logical roadway configuration, facilitating connectivity
and ease of use.
All new streets should accommodate pedestrian, bike and automobile traffic in its overall
design.
On- street parking is encouraged.
Q
D
Q
O
K
KEYSTONE AVENUE
(US 421)
96 STREET
96 STREET 150 FT.
RIGHT OF WAY
99 STREET
98 STREET
(INTERNAL
NEIGHBORHOOD)
HAVERSTICK ROAD
INTERNAL STREETS