HomeMy WebLinkAboutDepartment Report 1/18/2012 CARMEL PLAN COMMISSION
DEPARTMENT REPORT
JANUARY 18, 2012
2. Docket No. 11070022 Z: CoCo Commons PUD.
The applicant seeks approval to rezone 19 acres from S-llRetiidence to PUD/Planned Unit Developrnent,
for a neighborhood-scale commercial development. The site is located at the southeast coriier of 146`�'
St. and Towne Rd. Filed by Steve Granner of Bose McKinney & Evans LLP for Timothy Baker, owner.
The applicant seeks approval to rezone 19 acres at the southeast corner of 146`h Street and Towne Road to a
PUD/Plamied Unit Development in order to allow commercial uses. The site is cunently zoned S-1/ Residence.
The conceptual development plan for the PUD includes one large anchor/grocery building with a minimum of
15,000 square feet and a maximum of 90,000 squa��e feet, 3 multi-tenant retail buildings, and one outlot
building. Please see the petitioner's infoi7national packet for more detail.
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Surrounding zoning classifications are S-1 to the south, east, and west with existing residential neighborhoods made up of
lots wider 0.5 acres to the south and southwest.
The northern boundary of this site is land located within the City of Westfield. It is currently zoned AG-SF1/Agriculture
—Single Fa�nily. However, the Westfield-Washington Township Comprehensive Pl��n marks this vea as Loc�l
Commercial.The development policies are listed on pages 47-49 of Westfield's Comp Plan, which can be viewed online
at www.westtield.in.�ov/egov/docs/1294770932 486419�and which are attached to this report. n..q,
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Analvsis
Several factors should be taken into consideration when reviewing this proposed change in use: the
Comprehensive Plan; current conditions/cliaracter of current structures and uses in each district; the highest,
best and mo5t desirable use for which the land in each dist��ict is adapted; conserving property values tlu-oughout
the City and Township; and lastly, YPS�7071sible clevelopn�ei2t growtl�. The Department is comfortable with the
change in use from residential to commercial, but as currently proposed, the site plan falls short of the goal5 and
objectives of the Comprehensive Plan. The following are areas of concern to the Department: site plan layout,
transitian,l�uid uses,pedestria�i uid bicycle accessibility,landscaping and buffering,building arcllitecture, �uid signage,
a�nong other things. Below is supporting material.
Comprehensive Plan Guidance
According to the Land Classification Plan Map (5ee attached) in the Comprehensive Plan (C3 Plan),
• This area is intended for very low intensity estate residential.
• The C3 Plan also states very clearly that the map should not be construed as representing the precise
location of land classifications and does not establish the right to certain density or intensity.
• The existing residential developments to the south and southwest are not "very low intensity estate
residential", but can be classified as suburban residential as the lots are generally under one-half of an
acre.
• Some commercial can be considered compatible to suburban residential according to the Compatible
Use table(attached), whereas the table does not consider any commercial compatible with estate
residendal.
The West Carmel Policies & Objectives section of the C3 Plan (attached) lists objectives that pertain to:
• Preserving the estate cha��acter of West Ca.rmel
• Protecting large-lot residential a��eas
The City-wide Policies and Objectives section of the C3 Plan (attached):
• Suppoi�ts neighborhood support centers (not in excessive quantities)
• Promotes walking and biking so that every trip to the store does not have to be in a vehicle
• Strongly promotes mixed-use developments (combining commercial and residential uses)
• Encourages walkability and bikability
• Promotes appropriate transitions
• Favors protection of natural areas
• Promotes parking lots in the rear or to the sides of properties
It is important to note that the Westfield Land Use Map intends for local commercial in the area northwest
and northeast of 146`h and Towne. Also, Hamilton County has plans to improve 146`h Street to be a four lane
divided primary arterial with a roundabout at the intersection of 146`h and Towne.
With that in mii�d, a neighborhood support center or neighborhood service node might be appropriate in this
area if it has a well designed site layout with creative and appropriate a�chitecture. Neighborhood support
centers are limited to 7,50Q sq.ft, according to the C3 Plan and neighborhood service nodes are limited to
80,000 sq.ft. However,the proposed PUD permits uses and buildings much larger than this (a total of up to
165,000 sq.ft.), making this more of a commwlity vitality node Such as Merchants' Square or West Carmel
Center.
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Site Design
Site design should play a role when considering a Planned Unit Development (PUD). The purpose of a PUD is
to provide opportunities to create more desirable environments through the application of more flexible and
diversified ]and development standards than the existing regulations. A PUD is intended to be used to
encourage the application of new techuiques and new tech�lology to coinmunity development that will result in
superior living or development arrangements with lasting values.
The Department believes the current site plan does not reflect these goals. In fact, the current Site plan appea��s
more consistent with that of a rezo�ie to one of the Business Districts already established under the Zoning
Ordinance rather than to take advantage of the flexibility and creativity noi•mally found within a PUD. If the
Petationer wishes to rezone this residential site to allow commercial,the Department would like them to work
with the Plan Commission to create a site plan that is more in tuue with the Comprehensive Plan.
Some improvements to the site plan might include:
• More direct and distinct pedestrian and bicycle connections, i.e. crosswalks to the Grocery
• Buildings fronting on a street or drive with the parking behind
• Conservation of the existing natural features including the delineated wetlauds
• A inix of uses
• Attached residential could be appropriate to buffer the existing residential to the south
• Wider sidewalks or paths to accommodate bicycle traffic
� Additional landscaping in parking areas
If the site is designed well, then it may make the use appropriate for this area. The Departrnent would like to see
changes made to the conceptual development plan and hopes the committee will work with the petitioner on
these issues as well.
Staff's outstanding comments for the Uetitioner:
• The Hamilton County Highway Department is still working with the petitioner as it affects 146`h Street
and the frontage road along 146`h Street, but is ok with the change in use.
• The Engineering Department is continuing to review the PUD.
• The Urban Forester is comfortable with the landscaping language in the PUD.
• The proposed signage plan is acceptable to the Department with one exception. Staff believes the
number of proposed signs for Area A: 3 signs to face north and 5 signs to face west is excessive.
Please reduce to 1 sign facing north and 3 signs facing west.
Recommendation:
The llept of Cc�nununity Services(DOCS) reco�runends that the Plan Commission sends this item to the February 7
Subdivision Committee meeting for further review and discussion.
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CAR�SEL CLAY CC�\iPRLHEVSt\'E- PL.a] ' 45
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H��ROP�ifiTE Fa�fitENT LFiN� � LfiN� CLHSSIFICHTIOIY MfiP DESC�I�TION�
CLEiSSIFIC�iTIONS TF�LE I
I Tl�e Land Classification Map on tl�e following page
The bclow table provides a quick reference for dctei�nining I, desi��ates the general dish-ibution of land classifications
land classificatiun compatib'rlity. The infonnation in this � that wi]I help manage land use,community fonn,and
table mirrors the content in cach of the land classification connectivity; and improve quality of life.
descriptions on the previous pages. "B"stat�ds for Best Fit � Specifically,the map depicts the community's land
and"C"stands for Conditional Pit,meaning it is appropriate use and development fonn goals(land classifications)
when the more iirtense development is installed witl� in a concephial manrler. It should not be consm�ed as
sensitivity to flie adjacent land classification. � representing the precise location of land classificatious,but
used as a foundation for support aud influence with land use
'i and develo�ment fo�7n decisions and zoning map changes.
i Tl�e Land Classification Map does not establish the right
�, to a certain density or intensity. The C3 Plan is a broad-
brush approach to fiiture land planning. Each development
j proposal should be reviewed with consideration of all
� sections of the C3 Plur�in addition to site feahires,context,
� design standards,and development standards.
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Parks and Recreation B B B B 6 B B 8 B B B � B B B B
Estate Residential s e e C ' c
low IMensity Suburban Residential B e e B j c c
Suburban Residential e c B e c c 8 C c c c
Urban Residential 8 c 8 B B c c c C c C
Attached Residential B C B B B B B B C C 8 C C
Neighborhood Support Center B c B B B , B e
Neighborhood Service Node e C c a s B e e � c c
Institutional Nade B C C C C B B 8 B B B � B B B B
Community Vitality Node B C C B I B B B 8 B � B
Employment Node B C C ; C B B B B B C C
Regional Vitality Node e ! c c B 8 B B c
Core Support B C B C B C C B B B
Secondary Core e C C 8 C B B 8
Prima Core B C B B B B
� = Best Fit
�c = Conditional Fit
44 i Cl7'1'OF CAR\4FL.iNll1:�NA
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WEST CF�MEL POLICIES FN� 03�ECTIVES �, Objectiue 1.7: Continue e�pansion of bicycle and pedestrian
i infiastructure to connect neighborhoods with scljools,parks,
WestC'lay's Secondaiy Core,�nd other destinatious.
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IMroduction � Policy 2:Be a leading Edge City
The following sections convey the policies and ohjcctives '� Objective 2.1: Maiutain and protect sub-areas in the Ciry
for West Carmel. It is impoi�tant to note that thesc scctions ', �f Carmel for estate character housing. These areas are
share some of the same policy headings as the City-wide esseritial to attracting high c�uality businesses,providing the
section,but the content under each heading is specific to I dcsired quality-of-fife for scnior employees.
West Carmel and adds to other City-wide objectives. i Ohjective 2.2:Encourage more custom home deve(opments
PoliCy 1:Menage COmmunity Form I to balance the housing invcntory which has been slanting in
Objeetnre 1.1:Preserve the estate character of West Canne( reccnt years toward production homes. Custom home neigh-
by protecting large-lot residential areas and by requiring h�l•hoods will also add character to Wcst Cannel by reducing
new subdivisions to have large setbacks fi•om and quality � monotony. Concurrently,allow can-iage houses and other
lai�dscaping along perimeter roads. Further,require exten- j ��mpatible foi7ns of accessory dwcllings to provide flexibil-
sive re-vegetation along perimeter roads and within each i ity and a range of housing options.
new development. A larger open space requirement shot�ld ' Objeetive 2.3:Acio�t residential architecture standards to
also be considered. �' ensure compatibility,a higli quality aesthetic,energy
Objective 1.2: Conservation subdivisions and innovative ' e��iency,and durability.
residential community designs that protect vegetation,slopes ��I POGC�3: Perpetuate Economie Vitality
and are non-monotonous in terms of architecture arid material ' (n�additional objectives a�ply to West C'annel)
selection are preferred. ,
06jective 1,3: Subdivision connectiviry and transitions ' POIiC�4:Be a City of Neighborhoods
between proposed developments and existing subdivisions i {no additioval objectives apply to West Carmel)
should be scnrtinized to a greater degree in West Carmel. � poliey 5:Be an Adaptable City
06jective 1.4:West Cannel has many non-connecting subdivi- I (no additional objectives apply to West Carmel)
sions. The proliferation of this pattern of development is � poliey 6: Inspire Community Charaeter
more tolerable in this district;however,critical connections I Objective 6.1:Reinforce rural character inclttding tree lines,
shown on the Thoroughfare Plan will be absolute(y required.
Although there is less emphasis on vehicular connectivity, fence rows,barns,pockets of open space,and preservation
bicycle and pedestrian connectivity will be strictly required. of wood lots. Residential intensity can exist,but generally
For instance,where road connectivity between a proposed should not be obviously portrayed from perimeter roads.
development and au existing development is not required, , Objective 6.2:Protect single-family residential character along West
bicycle and pedestrian connections will be required. , 96th Street between Spring Mill Road and Shelboume Road.
Objective 1.5:With the success of the Monon Greenway, ' Objeetive 6.3:Require commercial buildings along Michigan
other of�=street facilities are in demand. West Cam�el has an I Road to be constnicted of durable materials and designed to
opportunity to utilize portions of several pipeline corridors �� reflect"village"character. Continue to strengthen fhe exist-
for such a trail. These corridors are shown as off-street trails I ing zoning ordinance overlay to implement the requirements.
in the 10Z0 Vsion Plan and in the Alternative Transporta- II Ohjective 6.4: Require large setbacks and lot sizes,and only
tion Plan initially adopted in 2001,and are supported in the I residential,institutional,v�d park uses along I 16th Street
C3 Plm�as well. Integrating this type of facility in some fi•om Spring Mill Road west to the Boone County Line.
areas will be relatively easy,but in already built environ- I
ments may prove To be more difficult. I� Utilize the existing zoning ordinance overlay to implement.
Objective 1.6:Carmel should partner with neighboring j Aolic�7:lnspire Environmental Awareness
Westfield and Zionsville to plan and implement a significant �; 06jective 1.1: Strive to protect woodlots,weHands,and other
greenway along Little Eagle Creek. , valuable natural features in West Cannel. These features
contribute to the district's rural character,but they also
�� provide habitat for plants,birds,and other animals.
Pnlic�8:Inspire Healthful Living
Objective 8.1: Promptly work to oUtain park land in the north
Iwestei�n�ortion of Clay Township���hile undevelo�ed land is
i still available.
CAR4tEL CLA1'CO:NPREHENSNE FL4N�28
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UTY WIDE �OLICIES Fin�7 OB�ECTIYES i Policy 2:Be a leading Edge City
; Introduction:The expression°Leading Edge City"is applicd
� to communities that have broad name recognition,notable
culture,a positive iinage,diversity in housing,broad range
Policy 1:Manage Community Form
Introduetion:The puipose of managing form is to achicve ! of employment,business vitality,strong architectural�res-
j ence and character,sense of place,em�ironmental awareness,
a superior quality built and natural environment in which � effective public transportation,and most importantly a
pcople reside,work,and recreate. Managing commw�ity ' �esirable quality of life.
fonn is tl�c combination of land use planning,transporta-
tion planning,urban design,influencing transitions,and � Objeetiae 2.1: Coirvnit to l�igh architecttual energy efficient
place-making. I and environrnental design standards for all municipal build-
� ings and facilities. The intent is to set a precedent for qualiry
The tools used to manage co�nmuniry fonn take shape as ' and to establish character goals for private sectar develop-
development guidelines,zoning ordinances,suhdivision I� »>ent to emulate. Developers will take cues fi•om municipal
regulations,building codes,studies,small area plans, j improvements aud be more likely to follow the City's lead.
negotiations,commitments,conditions,covenants, i This commitment will also further the City's competitive
redevelopment initiatives,policies,education and the like. � advantage in the region,and increase coininunity pride in tl�e
No single tool can effectively manage cominunity fonn. �
built environment.
Managing commtmity fonn is a departure from purely � Objeetive Z.2:Further enhance the amenities,development
land use based regulations tl�at encourage segregation and o ornmities,office-su ortin c,ammerce and technolo
challenge the communiry's ability to establish essential j �� �p g gy
infrastructure necessary to support current businesses and
connectivity. This model is more permissive of inixed-use to attract additionat businesses to Cannel. Concurrently,it
nodes and requires greater sensitivity to transitions between is important to continue investiug to ei�llance co�mnunity
differing land classifications. li quality of life to provide a superior place for people in all
Objective 1.1:Merge form-based regulatory tools into the ', socioeconomic classes to live by encouraging high quality
traditional zoning and subdivision control ordinances based �, public spaces,interesting parks,plazas,public gardens,iree-
on Part 3:Land Classification Plan. � lined streets and boulevards,and trails comiecting people
Objective 1.2:Recogniz_e the uniqueness in each planning to places. There is significant evidence that high quality of
district and establish regulations,subarea plans,and/or pat- life is a major attraction for businesses,thus making this a
tern books to preserve these unique features. I primaiy co�nponent of tl�is objective.
Objeetive 1.3:Utilize and follow the intent of the C3 Plan �, Objeetive 2.3:Encourage more diversity in housing types
by applying the Plan's content to development proposals to i to better�neet the needs of older residents and appeal to
leverage the desired outcomes and prevent deviations from ', Younger and more diverse employees working in Carmel.
the City's poiicies and objectives. � As Carmel continues to attract regional and national head-
quarters,the housing desired by people relocating from
�bjective 1.4:Be very sensitive to connectivity and transitions I otl�er parts of the colmtry and world is not always consistent
between adjacent areas. Discourage unplanned or harsh ; witl�Indiana's traditional residential form of single-family
cantrasts in height,building orientation,character,land use, j detached homes. The City needs to commission a study on
and density. If there exists contrast,utilize multiple design i housing choices.
principles to soften transitions. �
i Objective 2.4;Support local intra-city and regional comrnuter
Objective 1.5:Strongly promote mixed-use in areas suitable transit systems as described in Part 4:Transportation Plan.
for corrnnercial development,and protect residential areas I Objective 2.5:Enhance a bicycle-and pedestrian-connected
from unsuitable commercial development. community through expanded installation of side paths,
06jective t.6:Continue to build the city park and trail system sidewalks,bike lanes,and off-street trails. It is well estab-
through targeted acquisition of remaining undeveloped ', lished that many of the moderate-sizec�leading edge cities in
parcels. � our nation are bicycle and pedestrian friendly communities.
Ohjeetiue 1J:Continue to manage commercial signage to i Carniet believes tliat the further establishment ofbicyc:le
balance the visibility nceds of business with the aesthetic � and pedestrian facilities will result in increased mobility,
quality which has made Cai7nel an attiactive place to live. I �Ither enhance quality of life,and be greatty appreciated by
�i citizens.
I Objective 2.6; Recognize the existing limitations of east/west
vehicular,bike,and pedestrian access,and smive to enhance
means for eflScient cross-community travel.
CARStEL CLAY COtitPREHENSf VE PLAN I 7 7
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Policy 3:Perpetuate Economic Vitality , Objective 3.8: Covtiuue to improvc ovcrall telecommttnication
Introduction:Vitality is defined in many���ays, including in partnership with local�roviders to ensu3-e that cable b�jsed
job growth,quantity of jobs,quality of jobs,proliferaticin ' and�vireless opportunities arc maxiulized. The City should
of commerce,entrepreneurship,investment in property, cornmission a telecou�mimications�naster plan to ensiire the
redevelop�neut,leu�tl�of commitmevt,ai�d degree of risk � highest quality systcm network.
being takcn. Carmel has strong economic v'rtality today,and ', Objectiue 3.9: Promote Cai-�ncl City Center and the Regional
fitrthering that trend is of great interest and iinportance. This Perforn�ing Arts Center by markcting them as com�nunity
section addresses the objectives that Carmel will utilize to �����•egional ciestinations. C'ontinue efforts to cnsure tl�at
peipetuate econotnic vitality. j properly scalcd infrastilicttire is in (ace for vehicles,
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Objeetive 3.L•The City will sh•ive to fi�rther the"Carrnel" �I bicycles,and pcdestrians to easily acccss the Cannel City
brand as a great place to live,work and raise a family. The Center area from all directions,including from U.S. 31 and
City has already established a notable degree of branding; �I Keystone Parkway.
brai�ding being positive name recognition and i�npression. pqjeetive 3.1Q: Contiiiue to build upon the economic benefits
Branding of a community is important when ri•ying to ath•act � of tllc U.S. 3 I Coi7-idor by further inaximizing its develop-
quality employers and businesses. For instance,well- li ment potential. Encourage new buildings to be consh-ucted
respected retail businesses want to be located in well-known i of high qualiry materials at the i�iaximmn building heights
communities. i allowed and cncourage parking areas to be stntchired for the
Objective 3.2:Encaurage mixed-use developrnents where rnost efficicnt use of lar�d in the corridor.
appropriate. Single-use developments tend to lack vitality
during off-peak times. Mixed-use developrnents such as �
Providence at Old Meridian often combine commerciat and li,
residential uses into a single node. This rype of develop-
ment encourages daytime vitality from employment and �
commerce activity,and nighttime vitality when people come !
home from work. Also,this development pattern better
utilizes land by allowing compact urban fonn.
06jective 3.3: Encotvage owners through zoning a�nendments
to retrofit existing single-use centers into mixed-ttse centers.
This encourages both daytime and nighttime vitality and i
creates a compact urban fonn. ',
Objective 3.4: Utilize technology to efficiently communicate �I
City projects and initiatives to the public. E;cpand existing �
lines of communication to reach more housel�olds and gain I
�nore public input. Moden�ize the City's website to accom- '�
modate this objective. �
Objective 3.5: Clarify and streamline development proce-
dures and processes. Simplify the development process
without lessening standards,expectations,or results. Create I
incentives for develapment that exceeds expectations and
standards.
Objective 3.6: Plan for local and regional transit by encottr-
aging transit opportunities in new developments where it
would benefit the cornmunity. The City should conunission
a study to detennine the best transit coi�ridors for local ri�ansit
and how best to interface a regional system. Such a study
should also analyze how the City would fortn and benefit
fiom improved transit options.
Objective 3J: Promote the aclvancement of technology to
sapport city-wide commerce,the warkplace,and home I
e�iterprise.
7 B I CI'fY OF CAR.�tEL,INDlANA
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Policy 4: Be a Gity of Neighborhaods � Policy 5:Be an Adaptable City
Introduction:Neighborhoods arc an essential component of � Introduction:Being an adaptable ciry is critical in the evolu-
conlmunity which helps build and/or reinforce the fabric of tion of a community. Too many communities do not adapt
a city. Traditionally,neighborl�oods werc not rccognized �, to local,regional,and national influences and suffer from the
by each individual development's nzme as they are now. i ]ack of flexibiliry.
Rather,neighborhoods were detcnnined by major physica]
boundaries;included a mix of housing styles;and were ; 06jeetive 5.L' Cai7nel will reg�ilarly reevaluate thc local,
within walking distance to neighborhood service centers, ' regional,and national influences tl�at affect development
scl�ools,and parks which gave neighborhoocls identity. This success and vitality. The City will also strive to predict tl�e
document encourages planning for neighborhoods,in the � ncxt evolutions in development to better recognize whether
h•aditional sense,and also protects these ueighhorhoods. ' they would have a positive or negative effect on the City.
Objeetive 4.1:C annel is desirous of achieving the quality of Ohjeetive 5.2; Periodically review and revise tl�e Land
life benefits derived from the priticiples of traditional ncigh- �, Classification Plan Map to adapt to changes in the built
borhood design principals,in all neigl�borhoods inch�ding ; environment,evolutions in community values,changes in
those within the context appropriate to and respectful of each
location,whether estate,suburban,or urban. community policies,and to respond to critical corridor and
sttbarea plans.
Objective 4.2:The Ciry believes it necessary to conduct
planning in greater detail in critical sub�reas and corridors. Objective 5.3: Continue to recognize,plan,and update critical
For this reason Parl S: Critrcal Cor•ridcn�s a��d SuGareas con'idors and subareas.
was created to house those}�lanning exercises within the Objective 5.4: Enhance the Monon Greenway to support and
C3 Plan. These small area plans are irnportant in communi- ' �rther encourage its use as a non-motorized commuter route
ties with redevelopment pressures a�id in rapidly growing
areas. Oftentirnes,critical corridor and subarea plans can by widening and separating bicyclists and pedestrians in the
better address transitions,connectivity,and development most heavily used areas. Also,actively plan and implement
fonn. They can also address character goals and emphasize to a system of feeder/branch trails and paths to apow more
developers a more exact idea of what the resident wants,what convenient and safe connection to nearby residential and
the inarket can yield,and what the City expects. ' employment areas.
Objeetive 4.3:Establish neighborhood identity based on physi- � Objective 5.5: Adapt the Monon Greenway and adjacent
cal boundaries rather than by each development's name. development between City Center and the Arts and Design
Neighborhoods are more than each development project. A ', District into an urban trail destination with its own character
concerted effort should be established to detennine neigh- � and sense of place.
borhood boundaries throughout the City,and then promote I
their identity and boundaries. I Objective 5.6: Target for acquisition undeveloped parcels
Objeetiye 4.4:Build upon existing neighborhood facilities and i adjacent to the Monon Greenway for future park sites.
services,such as parks,schools,fire stations,and churches to �
l�elp define and maintain neighborhood identity and vitality. �
Objective 4.5:Consider and encourage"third places"(infor- i
mal meeting places ar the socia] surroundings which are ;
separate from the two usua]environments of home and I
workplace)and neighborhood support centers as building �
blocks for neighborhoods. Every trip to the store should j
not be a mandatory drive in a car. Residents should be able i
to access daily goods and services by walking or bicycling, i
thereby having the opportunity to conserve energy,iinprove
health,and protect the environment. The City should '
embark on a"corner store"initiative to define the best loca-
tions and distribution of neighborhood support centers.
Objective 4.6:Disallow incompatible site and building designs I
and excessive quantity of neighborhood support centers. I
Assure that neighborhood support centers provide amenities 'I
and land uses that enhance quality of life and convenience,
and respect nearby residences with quality architecture,land- �
scaping,and appmpriate transitions. Also assure that they i
are not a destabilizing feanire by adopting design regula- i
tions and through irnplementation of a`radius poliey"that
prohibits more than one center within}�roximity to another.
I
CARbfEL CLASCOMPREHENSIVE PLAN I 19
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Policy 6: Inspire Community Character i Policy 7:Inspire Environmental Awareness
Introduction:Community character is the quality(ies)and i Introduction:Being cnvironmenta((y a���arc includes under-
feature(s)of a neighborhood,district,or the entire com- stanciing the benefits of protecting nati�ral areas,emphasizing
munity that distinguish it fi-om otl�er areas. Community ; use of native plant material into the urban environment,
character is desired and often helps build local pride,encour- i reducing energy consumption,encouraging energy and
ages investment,and improves quality of life. '�' natural resource conservation,and utilizing "green"building
Objective 6.1: Discourage l�omogeneous development arid cor- materials to lessen our impact on the environment.
porate brand prototypical architecture. In residential areas, �
architectural guidelines should be instihitcd to discourage ' Objective l.t: Encourage the use of dtrrable materials and
monotonous development. Comniercial and residential areas ' constntction metl�ods that prolong the lifc of buildings. A
should be subjected to architectura]standards that rec�uire � paradigm sl�ift is neccssary to change thc cun•ent 30-year life
u�iique and appropriate designs fittiilg Cannel's chac-�cter i expectancy of cornmercial buildings and some production
goals. I hornes to a more substantial life expectancy. Carmel has
Objective 6,2:Promote a unique community with unique � already had some success in enco�u�aging 100-year build-
neighborhoods and subareas. Already the City's infrastnic- �, ings. For instance,that standard is�urrently being applied to
hire and plamiing investments are bearing fruit in the Old I several buildings in the City Center and the Old Town Arts
Town Arts and Design District. The com�nunity will identify � and Design District.
appropriate character goals,subareas,and neighburhood � Objective 7.2:Co�itinue the policy emphasizing that City
boundaries for the�ast,North Central,Soutl�Central,and �
West Cai-�nel Districts. I vel�icles be energy efficient and lo���emissio�i cars and
trucks. With the introdttction of hybrid vehicles,the City
Objective 6.3:Encourage bigh quality and well designed now has a viable and visible means for improving the envi-
landscaping to help bcautify the City and promote healthful romnent through energy conservation. Also,idling should
environments. � be discouraged when possible.
Objeetive 6.4:Promote the planting and care of canopy trees il
throughout Cannel. Encourage their placement even in ; Objeetive 7.3: Develop a bicycle network to allow non-
urban streetsca�es,parking lots,and other enclosed areas by ! vehicular trips to be made by encouraging small-scale and
promotiilg proper soil volumes anci/or the use of constructed '� requiring large-scale employinent nodes to install covered
soil technologies. Canopy trees are desired because they add i and secure bicycle parking,and shower and changing
a great deal of character and comfort to the built environ- facilities for cycling commuters. Concurrentty,ensure that
ment. Additionally,they also provide relief from heat,soften I adequate bicycling facilities exist to allow safe and efficient
noise and light,help purify tt►e air we breathe,reduce stress, � bicycle coirmnrting.
and increase property values. This is a particularly impor-
tant objective because so many mari►re trees are lost through ; Objeetive 7.4:The Ciry should encoura�e use of water-saving
development. , devices,and request that citizens reduce water consump-
� tion by proper("smart")lawn sprinkling and exploring
Objective 6.5:Promote the use of public art in both public alternative landscapes which require less water. Encourage
spaces and within private developments. Also,encour-
age designers to include public art in their buildings and rainwater(i.e. grey water)recycling to reduce potable water
surroundings. � consumption.
Objective 6.6:Enable healthy choices through the use of I, Objeetive 7.5: Strongly encourage developers ro build
innovative design and planning. For instance,provide i environmentally sensitive buildings,such as LELD(Leader-
pedestrian access to parks,recreation,schools,the workplace �i ship in Energy and Environmental Design)guidelines or
and amenity centers so that people do not have to use their ; similar programs.These"green"buildings conserve energy
cars. Also,designing smictures to capture natural light and , resources,provide inore healthful inside enviromnents,last
air enhailces healthy lifestyles. ' longer,utilize products made from recycled material,and
04jectiue 6.1;L,ncourage electrical utility lines to be buried use products that can be safely disposed of or recycled when
throughout the community,especially in urbanizing areas. the building is eventually dismantled. Green buildings
Care rnust be given to the location of underground trans- � also strive to use local material to reduce ihe transportation
former boxes so pedestrian infrastn�cture is not precluded by � impact. For instance,importing marble fram averseas has
conflicts with�ower facilities. an enormous environmental impact cumpared to deli��ering
Objective 6.8:Protect the character,safety,and fiinction of the Indiana limestone from southern counties.
Monoi�Greenway. �� Objective 1.6: Set the precedent for environmental protection
Objective 6.9: Enhance the aesthetics of employmeni and or re-vegetc�tion when developing municipal facilities like
vitality districts by reyuiring parking lots to be located at � parks,fire stations,and maintenance facilities.
the rear and side of the property,or underground>thereby �
encouraging the architecture to be the dominant feature.
20�',CITl'OF C4R'vtEL,INDIANA
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Objeetiue 7J:Continue to protect regional surface aud , Polie�8:Inspire Healthful living
ground water sources to ensure safe drinking water for ; Introductiun:Inspiring healfl�ful Iiving is a responsc to thc
Cai�nel and adjacent municipalities. Institute re�nalations j obesity rate in Inciiana and thc Midwest,and also recognizes
that fiu-ther protect the delineated wellhead protectit�n areas ', increases in cancer rates,lung diseases,heart disease,and
fi•om contaminants and land uses that have a higher risk of stress rclated disoi•dei•s.
contaminating water resources. I Objective 8.1: Strive to provide multiple types of facilities for
Objective 7.8; Set the precedent for environmentally sensitive i exercise,opportunities to immerse oneself into nah.tre,sport
buildings when developing mtmicipal facilities by striving facilities and leagues,access to recreation programs,access
for tl�e highest feasible level of LEED certification. Also to health education programs,and encouragement to suceeed
encourage other public entities to achieve the same. in one's personal hcalth goals.
Objective 7.9: Develo�and maintain an Environmental Action Objective 8.2: Work con•oUoratively with local hospitals to
Plaii to implement actions that reduce pollution,conserve offer outreach services,health and wellness clinics,screen-
energy,and preserve the natural environment. ings,classes,smoking cessation programs,dietaty support,
Objective 7.10: Explore the use of alternate sources of energy mental liealth clinics,immunization prograins,and the like.
such as active solar,geothennal,and wind. Ohjective 8.3: �ncourage mixed-use,compact development
Objective l.i 1: Reduce heat island effect by preservation of making it easier for people to walk or ride their bicycles.
Cai7nel's urban forest and by encouraging the i.tse surfaces , This will provide a l�ealthy lifesryle by providing the option
that retard the absorption of heat. , for excrcise in people's daily routines.
Objective 1.12: Increase effectiveness of wastewater treatment ' nbjectiue 8.4: Develop programs and improve infi•astructure
and discharge by combiniug inaster plans of both sanitary �� to encourage children to walk or ride their bicycles to
sewer districts. I school. This will increase their physical activity,improve
� their health,and will potentially reduce the automobile trips
Objeetive 7.13: Reduce unnecessary removal of trees on lots, I made to and from school.
encourage preservation of mature trees,and require replace- ,
ment of trees that have to be removed for development. '� 06jective 8.5: Promptly work to obtain park land while
undeveloped land is still available.
Objective 7.14: Promote the movement toward sustainable
development and architecriire. Encourage land develop- 'i
inents and building designs that use or reuse land responsi- �
bly by discouraging patterns of sprawl,conserving potable '
water,reducing energy consumption,and utilizing reusable j
or recyclable materials. Encourage architects and designers !
to use green design standards,such as LEED(Leadership in !
Energy and Environmental Design),to promote sustainable
and healthfiil buildings and neighborhoods for people to
shop,work,eat,recreate,and live.
Objective 7.15: Due to increasing interest in redeveloping �
previously-developed areas,the City would like to conduct '
invevtories,analyses,and cteanups of its brownfields. This '
will serve to facilitate redevelopment in several areas,as
well as making the City healthier and more sustainable. The
City will also be working with citizens and professionals to �
identify and prioritize bro«�nfields.
CAR41E1.CLAY"CONPREHENSNE PLAN I 27
0!
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O
0.N
NEIGI130r�N00D S(J�PO�T CEnTE�
. .. _ ;�.
, � � ;:;
- �1�.��� l��. �;
Parpnse ,����, - ��,
,
i ; yY� . ...� ;
• To establish areas for significantly limited uses(e.g.a corner r ""�:.
store) that provide daily goods, scrvices and amenities to (�� ��� � ��� �,�n
residential areas within walking distance. Tl��ese centers ! � ��� "�� ���_� �
should prot�ide a notabie benefit without negafive iropact ,, � � � �'� �
to nearby residential properties. �� - � � - �. �,,, � �
� ~� � i':
� '.
"�, � � ��..
Geographic location ! � �. ` ' ��
• Strategically utilized tln•oughout Cannel within walking � �, � �-
..��� �� `'. �::���
or cycling proximity to suburban, urban, and attached i ,� �°-'°'�'°'"°'°Y""
residential classifications. ; � `"' '
_, ,..
, .,�:,, = � _ _ �
Tlris vnc�ll rc�u�l huildii�K in C.her•t.t'Hill Ali�hi�;o��is�a��e��unrf�lc�uf
Land Uses i the small s'cale o_f the Neighbo�/�ood Stry�or-t Center•classifiealiort.
• Upper story resideutial and nonresidential oi1 ground i
floors. �
i
• Live-work units. ;
• Community center,plaza,or conununity green.
• Fitness center.
• Small convenicnce storc(no gasoline sates).
I�ensitylDensitrr �
• Residential density in developments should not exceed I
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.cumulativety,and shall be at least ] mile fi•om �
any other Neighbarhood Support C:enter or Neighborhood I
Seivice Node.
Examples
• (see image to the right)
Appropriate AdjaceM Classifications
• Best Fit:Parks and Recreation,Suburban Residential, ;
Urban Residential,Attached Residential,lnstihitional ';
Node,and Community Vitality Node. !
• Conditional Fit:Low Intensity Suburban Residenrial. !
Structure Features �
• Ma�cimum two stories.
• Gable and hip roofs,or flat if ap}�ropriately incorporated j
into a traditional neighborhood development. �
• Storefront windows.
• Context sensitive materials.
Structure Orientation On Site
• Centralized building envelope unless incoiporated into a
traditional neighborhood development.
• Buffering adjacent residential uses.
Devetopment features
• Parking in front of building is disallowed. I
• Great se�isitivity to traffic circulation,lighting,signs,
�onnectivity and'how�s of o�el•ation;no drive-tl�rough's. �
• Parking to the side ar rear of buildings.
• Protect pre-development environmental features. �
• internal and external bicycle and pedestrian connectivity. i
Regulation Implementation '
• Utilize hybrid(traditional and form-based)zoning to I
regulate this land classification.
CARlfEL CLAY fOWPREHENSIVE PLAbi I 38
Of
O � • ► • ' . . . / .
aa
MEIGIi30t�1i00t� SERVICE NODE '1
i
! .
Purpose � '
• To cstablish areas for mixed-use development integrating ' `
residential,localized amenities,aud neighborhood-sciving , . � � , '��
< _ __ °
commercial. _ � X�tr F �
Geographic Location i ` � � ��� ' � �,� �� ��� �:� �����;
• Strategically utilized around Cannel in walking or cycling
proximity to suburban, urban, and att�cl�ed residei�tial i � � � � � -.�� "''°�'`���
. ,. , '
classificattons. �.� �, ,w �
� �� � �;�:�_�� �
� � � � I I
� � i
land Uses � � .� f
Predominantl nonresidential on row�d floors. �, � � .�� � � � �
. y � �
• Live-work units. ! Thrs two-slo���building i�a the Village of WestClai�is a good
• Coinmunity center,plaza,or comtnunity green. I example of neighbo��hood-sen�irag comnaerciol designed�o r•eflect
• Fitness center,Boys and Girls Club,or YMCA. � �he cu�7i�x�.
• Ciround floor restaurant,office,entertaimnent,commercial, � :�
or,institutional on all other floors. ! , ,
IMensitylDensity
• Residential density in developments should not exceed f��
6.0 units per acre. -�
• Nonresidential intensity shatl be strictly lunited. 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. .
• Maximum of 80,000 sq.ft.cumulatively in any node. : �.4.; M��� �' 'r �' `��,�`' '�-'!�°:
Exemples ' ��- " —-�
� , ���x
� r�� �`
• Select buildings in the Village of WestClay. ���� ���,. .��, .s�
Appropriate Adjacent Classifications ��-� ,� �;;
• Best Fit: Parks and Recreation,Attached Residential, � ��
This t���e uJsrnall commercial cente�-u�Ha�elDc11 Purkxa} aJrd
Neighborhood Service Node,Instituttonal Node, 131a��Street is appropr•iate iir pr�oxinrrh�to strbto�Gan residenlia/
Community Vitality Node,and Etnployment Node. ' ireighborlro�ds wlzeie h•nersr�io»s ar•e addressecJ.
• Conditional Fit: Suburban Residential,Urban Residential,
Regional Vitality Node,and Core Support.
St�ucture 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 OrieMation On Site
• Centralized building envelope unless incorporated into a
traditional neighborhood development.
• Buffering adjacent residential uses.
Development Features I
• Great sensiti�-ity to traffic circulation. lighting,signs,
connectivity and hours of opet:ition.
• Parking to the side ar rear of buildings.
• Protect pre-development environmental features.
• Intei7�a1 and external bicycle and pedesh-ian connectivity. �
Regulation Implememation
• Utilize hybrid(traditional and form-based}zoning to
regulate this Iand classification.
36��1T5'OF CAR!NEL,lNDLANA
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Wes�eld and Washington Township Comprehensive Plan
COMMERCIAL
Loca/ Commercial
Background
Local businesses are intended to
provide goods and services used
by nearby residents on a day-to-
day basis, as opposed to attracting , �
`:j. �; ,'
customers or clients from a large ` �'. �` ��
;._ ' � . ..
geographi� area. Examples include �
li'
but are not limited to banks,
beauty salons, drug stores, � , ,'`�.��_.
�,-�:
convenience stores, automobile " �-w�� =�b";�,�:�
���.��
service stations, video stores, dry "' ' ' ` ' "'� `'�
cleaners, restaurants, and
supermarkets. Local examples
include Westfield Commons,
Westfield Marketplace, Carey Figure 28:Local commercial scale bank.
Shoppes, Springmill Commons and
Bridgewater Marketplace. Shopping centers typically have at least one anchor
business.
Local commercial development is characterized by architecture having a
residential or suburban feel, attractive signs, extensive landscaping, and ample
off-street parking. MoSt loca! business is located in commercial centers,
typically having at least one anchor business and several smaller businesses,
some of which are on outlots.
Chapter Z: Land use P�an: Commercial 47
Wes�e/d and Washington Township Comprehensive Plan
Development Policies
:� Locate local commerciat development
onfy in planned centers and only on �
streets classified as arterials or on
frontage roads as depicted on the
Land Use Concept Map. ail
:� Require commercial uses to be
dispersed, but also to be focused on
, ., , .:: .. :. ..� . :,. _ � ,,.: ...
key nodes, avoiding strip patterns,
which are inefficient from an access
::,y.
standpoint.
y Require the size, materials, color, and '.f ,,,,, ,,,
design of buildings to be unique to
Westfield. "Franchise" architecture that represents no effort to create a
unique design that fits Westfield - Washington Township is not acceptable.
: Discourage masses of asphalt. Parking areas should be broken up by
landscaping or by being located on more than one side of the buildings.
y Require all parking areas to have interior landscaping as well as
landscaping along the street.
:- Require all lighting to be shielded and �
directed downward. '
� Encourage signs that are easy to locate
and read, sized and designed in relation , •
to the buildings and the traffic
conditions in which they are viewed.
:- Require loading and service areas to be
screened and to be located so as not to
be a nuisance to neighboring properties.
;� Encourage internal connectivity between
adjacent commercial developments. �n a
r Encourage pedestrian connections
between local commercial areas and 'f
er of
adjacent residential areas.
� Use attached residential, offices, and
similar uses as transitions between more intensive and less intensive uses.
Chapter Z: Land Use Plan: Commercial 48
Wes�eld and Washington Township Comprehensi ve Plan
� Require effective buffering between commercial uses and adjacent
residential uses.
: Prevent commercial uses from encroaching into residential areas.
y Encourage the use of frontage roads to minimize traffic conflicts.
Implementation Tools
Zoning Regu/ations
y Establish a planned commercial district with strong development
standards, including landscaping and lighting.
➢ Establish a site plan review process for commercial development.
� Require traffic studies and traffic management plans for new commercial
development.
i= Buffering requirements, including transitional land uses
y Design standards to ensure quafity development.
:� Thoroughfare plan that provides for frontage roads.
� Access management plan to control curb cuts, which is a plan for
promoting smooth traffic flow by establishing standards for access to
property. This plan would address issues such as driveway locations and
separation distances, frontage roads, passing blisters, left turn lanes, and
traffic signals.
Subdivision Regu/ations
:� Establish standards for commercial subdivisions
Chapter 2: Land Use Plan; Commercial 49
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