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Council forwards group-home zoning changes to Plan Commission after committee review
Summary
The council approved a resolution sending Unified Development Ordinance (UDO) amendments on group homes and related ADLS/development-plan processes to the Carmel Plan Commission for public hearing and recommendation. The ordinance would add licensure requirements, change renewal and approval processes and remove a rigid 300-foot separation rule.
The council voted to send an amendment to the Unified Development Ordinance (UDO) that changes how group homes and certain special exceptions are reviewed and renewed.
City attorneys and staff summarized committee edits adopted in the Land Use and Special Studies Committee. Key changes in the proposed UDO text include reinstating licensure requirements for some group homes (licensure by the Indiana Division of Disability and Rehabilitative Services for homes serving persons with developmental disabilities and by the Indiana Division of Mental Health and Addiction for homes serving persons with psychiatric disorders); capping group-home occupancy at eight unrelated residents in certain residential districts; and removing a hard 300-foot spacing requirement and instead making separation one of several considerations for the Board of Zoning Appeals (BZA) due to fair-housing concerns.
The amendment also moves renewals for group homes to the full BZA (rather than a hearing officer) and sets renewal minimum terms in five-year increments (with a maximum term up to 20 years). Short-term rentals and non-dwelling short-term rentals retain renewal review by a hearing officer, per the committee’s recommendations. Staff added clarifying sections on building classification, referencing guidance from the Indiana Department of Homeland Security (IDHS) on building and fire-class requirements.
Council members said the changes balance concerns about neighborhood fit, public safety and legal compliance with federal fair-housing and ADA requirements. Sergei (city planning/legal staff) told the chamber the proposed amendments are largely housekeeping and procedural clarifications derived from committee review; the ordinance will be transmitted to the Carmel Plan Commission for public hearing under the statutory text-amendment process.
Councilors approved the resolution to send the text to Plan Commission by unanimous vote (7-0). The plan commission hearing and its recommendation will return to the Council for final action.
