Committee debates UDO amendments on group homes, proposing five-year renewals, inspection language and pre-filing review

The Carmel Land Use and Special Studies Committee discussed March 5 proposed amendments to the Unified Development Ordinance (UDO) affecting group homes, special exceptions, short-term-rental hearing processes and a new pre-filing review for planned unit developments (PUDs).

Sergei, city attorney and counsel, reviewed legal constraints that shaped the draft language, citing federal Fair Housing Act and Americans with Disabilities Act considerations and HUD guidance. Sergei said those federal laws and court decisions — including reference to a recent case colloquially described as Willow Haven — limit how the city can treat group homes and require tailoring consistent with state and federal protections.

Committee members agreed to shorten the special-exception term for group homes from 20 years to five years for future approvals to provide more frequent review of operations and safety. Members discussed whether renewal should require an inspection; some favored an annual safety inspection, while counsel advised caution because group homes are typically considered residential uses and local rules cannot impose…