HomeMy WebLinkAboutComp Plan Draft Version 2_01-21-22CARMEL COMPREHENSIVE PLAN (DRAFT)
MARKED UP VERSION FOR DISCUSSION
previous wording: “spike
in the baby boomer
population”
added button links to Census
Bureau’s community profile
page for Carmel
2CARMEL COMPREHENSIVE PLAN (DRAFT)Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea Plans
The City of Carmel and the Department of Community Services (DOCS) is updating the city’s
Comprehensive Plan. This update will help to refine goals related to growth for the next 10
years.
To put ten years in perspective - Since the last drafting of the Comprehensive Plan in 2008,
we have seen the near universal adoption of smartphones, baby boomers retiring and
down-sizing, two significant economic recessions, the most recent of which brought on by
the COVID-19 pandemic that we are currently experiencing. Amidst all of this, Carmel has
been doing relatively well. Significant changes to the physical environment have made it
attractive to new employers, employees, visitors and residents. The growth of City Center and
improvement of the Monon Greenway through a new Midtown has established a strong urban
core. The City has in many ways begun to grow up instead of out. This emerging pattern of
development is necessitating a refreshed look at mobility, public space, our mix of uses, urban
densities and economic and environmental resilience.
COMMUNITY PROFILE
3CARMEL COMPREHENSIVE PLAN (DRAFT)Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea Plans
Contents Process
Policy Goals & Objectives
Development Patterns
Street Typologies
Streetscape Facilities
Subarea Plans
0
1
2
3
4
5
4Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Process 0.1 Engagement Timeline
0.2 Engagement Reach to Date
0.3 Online Survey
0.4 Talk of the Town Web Series
0.5 In-Person Pop-Ups
0.6 Stakeholder Meetings
0
5Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
0.1 Engagement Timeline
1,000+ people engaged across the city
Exploring Carmel Today
Testing Plan Update Recommendations
Summary
of Under-
standing
Early
Recom-
menda-
tions
Draft
Plan
Update
COVID-19 pandemic in full swing
Vaccine
becomes
available
35 stakeholders 700+ survey
participants
500+ views 100+ in-person
participants
Presented
to Planning
Commission
Reviewed
by City Staff
Public
comment
period
August
2020
November
2020
February
2021
May
2021
2022Stakeholder Meetings Online Survey
Talk of
the Town
Series
In-person
Pop-ups Plan Adoptionpreviously
“December
2021”
6Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
0.2 Engagement Reach
September - November 2020
public participants
in-person engagement locations
percentages added to all responses
7Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
0.3 Online Survey
September - November 2020
Over 700 total survey responses
Top three things most important to the
future of Carmel
Walkable/bikeable
destinations (40%)
Well maintained
streets and
neighborhoods
(56%)
Affordability
(41%)
Public Amenities
(schools, parks,
etc.) (52%)
Top three things most valued about the
Carmel community
Safety
(34%)
Walkability/
Bikeability
(22%)
8Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
0.4 Talk of the Town Web Series
The “Talk of the Town” web series was an
online opportunity to engage with the Carmel
community around four important themes that
influenced the comprehensive plan.
Leverage Your Own Gravity - February 26th
Rather than just a small town on the edge of the
big city, Carmel has built its own gravitational
pull and can set the terms for future growth.
Move In, Not Out - March 12th
Where Carmel could once annex our way out of
growth constraints, we no longer have the ability
to easily create more land.
Unlock Complementary Growth - March 26th
Carmel’s next stage of growth, particularly
outside of the Arts & Design District, Midtown
and City Center, will likely be more incremental
to reflect the existing street patterns and
fragmented property ownership.
Shape the Growth - April 9th
As the city evolves, so too will community
engagement around growth and change.
9Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
0.5 In-Person Pop-Ups
May 5-8, 2021
»5 Pop-ups at locations across the city
»4 Community Events attended throughout
Carmel
»4 Office Hour Sessions held at 211 W. Main
Street
»37 total in-person hours
10Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
0.6 Stakeholder Meetings
August 2020
We met with:
»Redevelopment
Commission
»Hamilton County
Tourism
»Community
Relations
»Community Services
»Engineering
»Library
»One Zone
»
»Parks
»Planning
Commission
»Police
»Public Art
Committee
»Schools
»Street Department
»Utilities
11Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Policy
Goals &
Objectives
1.1 Manage Community Form
1.2 Enhance Economic Vitality
1.3 Foster a City of Neighborhoods
1.4 Reinforce Adaptability
1.5 Cultivate Community Character
1.6 Lighten Carmel’s Environmental Footprint
1.7 Support Healthful Living
1.8 Improve Mobility Options and Functionality
1
previously “the” Future
previously “These are intended to guide the public
and decision makers in adapting this plan to
changing conditions.”
12Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
The following policy goals and objectives describe the intent of this comprehensive plan. All
major recommendations that show up elsewhere in this plan are based on the policy direction
set forth in this chapter. These policies are intended as a common vision to guide the public and
decision makers in adapting this plan to a dynamic community and ever-changing conditions
over time.
A Clear Vision for Carmel’s Future
13Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
The purpose of managing our community’s form is
to continue efforts to shape the built environment
in a sustainable way that helps to foster a sense of
community or neighborhood identity and which
facilitates improved quality of life. This focus on
form refers to the scale and detailing of building
architecture, the public and private spaces between
buildings, and how they work together to create
places for people that are well designed, safe and
attractive.
As Carmel continues to grow up, not out, the form of
the community will need to evolve to meet changing
needs and to match the challenges of our growing
city. Pedestrian scale improvements and sustainable
mobility options, including mass transit, will become
more important - particularly in denser areas of town.
The preservation and enhancement of public green
spaces will also take on greater importance as the use
and value of real estate helps fuel continued urban
development.
Objective 1.1.1: Continue to focus on form-oriented
regulations and design review in addition to land use
to enhance neighborhood and community character
as described in this Plan’s Development Patterns.
Objective 1.1.2: Recognize the unique characteristics in
each Development Pattern and establish regulations
and/or subarea plans that build upon and support
them.
Objective 1.1.3: Implement the Comprehensive
Plan’s vision through private and/or public capital
investment, the Unified Development Ordinance
(UDO), and City Code to provide consistency and clarity
for all stakeholders.
Objective 1.1.4: Local street and pedestrian
connections help foster the sense of community and
lessen arterial vehicular congestion. Establish and
improve links between neighboring developments
through meaningful connections, where appropriate,
including street, path or sidewalk connections.
Objective 1.1.5: Further improve neighborhood edges
through thoughtful blending of uses and character as
established in the Development Patterns section.
Objective 1.1.6: Continue to improve and expand the
city park and trail system as identified by the 2020-
2024 Comprehensive Parks and Recreation Master
Plan and 2020-2025 Zone Improvement Plan.
Objective 1.1.7: Continue to manage commercial
signage to balance the visibility needs of business
with the aesthetic quality which has made Carmel an
attractive place to live. This includes preservation of
street trees where possible. Pedestrian-scaled signs
should take precedence over vehicle-oriented in
walkable areas.
Objective 1.1.8: In walkable areas, building architecture
should be pedestrian-scaled, prioritizing pedestrian
safety and convenience with features including
appropriately scaled lighting, access, awnings, sight
lines, etc.
Objective 1.1.9: As Carmel continues to infill and
develop, new developments should strive to
incorporate natural areas, as well as to create unique
public spaces and private common areas.
1.1 Manage Community Form Reworded for clarification and
specificity where possible
Scope
discussion
14Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Carmel’s economic vitality is a function of its success
in attracting residents and investment. Quality of
life investments have created a desirable place for
people and firms to invest. This in turn provides
more efficient land uses that support high quality
municipal services. No longer the northern frontier of
the metropolitan area, Carmel has become the center
of northern suburban growth, and must continue to
reinvest and adapt as it has for over 20 years.
Objective 1.2.1: Maximize the impact of the US
31 business district by adopting the fundamental
Goals and implementing the Design Principles of
the US 31 Corridor Future Development Plan. Still
with significant room to grow through infill and
redevelopment, this corridor can support walkability
and a future transit line with thoughtful integration
into existing development patterns.
Objective 1.2.2: Encourage pedestrian-scaled,
mixed-use developments in downtown development
patterns. Single-use developments tend to lack vitality
during off-peak times and does not support the vision
for a vibrant core.
Objective 1.2.3: Focus zoning and other land use
controls on building form to reduce reliance on
use- and density-related restrictions. Parking
minimums should be monitored and adjusted to limit
unnecessary costs on vehicle storage and to help
adjust mobility patterns away from driving.
Objective 1.2.4: Utilize a range of communication
platforms to educate the public and elected officials
on consumer preferences, development and market
trends. Use this as a basis for informed community
planning and clear expectations of the appropriate
development community.
Objective 1.2.5: Clarify and streamline development
processes without lessening standards, expectations,
or results.
1.2 Enhance Economic Vitality
specified patterns
softened language around parking min.
Scope discussions
15Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Objective 1.2.6: Explicitly plan for transit-supportive
density, scale, and last-mile connectivity along
planned transit lines to ensure future transit success.
Objective 1.2.7: Promote the advancement of
technology infrastructure, including telecom and
fiber optics, to support city-wide commerce, the
workplace, and home enterprise.
Objective 1.2.8: Actively manage street rights-of-way
to prioritize curbside and sidewalk space in order
to balance outdoor dining and pedestrian mobility
needs, such as wheelchair, stroller, and micro-mobility
(bicycle and scooter) access.
Objective 1.2.9: Promote the Arts & Design District,
Midtown, and City Center by marketing them as
community and regional destinations of Central
Carmel along the Monon Greenway.
Objective 1.2.10: Continue efforts to ensure that
infrastructure is in place for all users to easily access
Central Carmel from all directions, including points
east and west of Carmel, regardless of travel mode.
Objective 1.2.11: The City will strive to further
the “Carmel” brand as a great place to live, work,
play, learn and raise a family. The City has already
established a notable degree of branding; branding
being positive name recognition and impression.
Branding of a community is important when trying to
attract quality employers and businesses.
Objective 1.2.12: Expand regional and local amenities - parks,
riverfront, shopping, arts & culture and encourage social & civic
engagement because they attract and retain talented workers.
removed “properly scaled”
16Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Neighborhoods are an essential component of
community which helps build and/or reinforce the
fabric of a city. Traditionally, neighborhoods were
not recognized by each individual development’s
name as they are now. Rather, neighborhoods were
determined by major physical boundaries; included
a mix of housing styles; and were within walking
distance to neighborhood service centers, schools,
and parks which gave neighborhoods identity. This
document encourages traditional neighborhoods
with easy access to many amenities.
Objective 1.3.1: Carmel desires the quality of life
benefits derived from the principles of traditional
neighborhood design in all neighborhoods including
active & walkable centers, a variety of housing types,
transportation options, and a mixture of land uses.
Objective 1.3.2: Conduct planning in greater detail in
critical subareas and corridors. These small area plans
are critical where development pressure meet local
needs. These include specific land use objectives,
development form, transitions, connectivity, and
mobility needs. Clear character goals communicate to
developers the City’s and residents’ expectations.
Objective 1.3.3: Build upon existing neighborhood
facilities and services, such as parks, schools, and fire
stations to help define and maintain neighborhood
identity and vitality.
1.3 Foster a City of
Neighborhoods
removed previous Objective 1.3.3 describing
neighborhood identity based on boundaries.
17Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Objective 1.3.4: Support opportunities that allow more
residents to be located within a short walk or bike ride
to many daily needs. This can be done by allowing
more walkable and diverse housing options to be built
near existing amenity centers, and allowing small scale
amenities to develop near some residential areas.
Objective 1.3.5: Commercial uses will fit within the
character of their surroundings by their form and
design, as will be described in this plan’s Typical
Corridors Development Pattern (page 36). Buildings should be designed to be flexible to help ensure that a
use can change over the lifetime of the building while
protecting the established character in particularly
sensitive areas.
Objective 1.3.6: Promote housing options to support
aging in place. Whether adapting current homes or
providing new home options nearby, aging residents
can remain an important part of their community.
Commercial uses can
coexist in sensitive
residential areas, provided
appropriate form and
character.
new Objective per request to include
aging-in-place
removed all references to a “20-minute city”
New photo examples
reworded to clarify
“housing types”
reworded to
clarify “supportive
development
pattern”
Scope discussion
18Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Objective 1.4.5: Continue to plan for and implement
a grid system of more north-south and east-west
collector trails and paths. This will connect residential
and employment areas across Carmel and with
neighboring communities.
Objective 1.4.6: Establish a cohesive downtown district
between Rangeline Road and US 31 that builds upon
the urbanized Monon Greenway, between City Center
and the Arts & Design District, by creating pathways
that connect east to west and encouraging ground-
floor and public space uses that attract people to
them.
Objective 1.4.7: Add a mix of housing formats, both
owned and rented, to diversify the Carmel’s housing
stock, especially along trails and planned transit
corridors. This will support shifting housing demands
as demographics and workforce needs change.
Objective 1.4.8: Establish a training program for
elected and appointed officials aimed at providing a
broad primer on municipal functions and national best
practices. This should help synchronize various bodies
and departments that can then adjust to changing
conditions and priorities.
1.4 Reinforce Adaptability
Given the role of climate change and the Covid-19
pandemic, it is clear that communities need to adapt
to cope. These sorts of national and global threats are
bigger than municipalities’ ability to cope. But within
regional, state, and national frameworks, nimble cities
will be better able to keep a healthy environment and
high quality of life for current and future citizens.
Objective 1.4.1: Carmel will regularly reevaluate the
local, regional, and national influences that affect
development success and vitality. The City will also
strive to predict the next evolutions in development to
better recognize their impact on the city.
Objective 1.4.2: Periodically review and revise the
Development Pattern Areas Plan map to adapt to
changes in the built environment, evolutions in
community values, changes in community policies,
and to respond to critical corridor and subarea plans.
Objective 1.4.3: Continue to recognize, plan, and
update critical corridors and subareas with a focus on
flexible building types (those that can be adapted to a
variety of uses, zoning permitted) over specific uses. added definition
Objective 1.4.4: Continue the efforts and investments
to transform the Monon Greenway into a focal point for
the City’s downtown. Its role as a non-motorized
commuter route can grow by continuing to widen the
pathway, where feasible based on topography and
context, and separate bicyclists and pedestrians in the
most heavily used areas.
Removed objective
about exploring a
world-class public art
museum. That goal is
better suited elsewhere.
This had been flagged
for scope discussion.
1.5.7 & 1.5.8. previously
listed as one objective.
Scope discussion
19Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Community character is the quality(ies) and feature(s)
of a neighborhood, district, or the entire community
that distinguish it from other areas. Community
character is desired and often helps build local pride,
encourages investment, and improves quality of life.
Objective 1.5.1: Encourage different housing types
and sizes within a neighborhood to support different
household types and economic resiliency. This allows
options for new residents and allows current residents
to age in Carmel as they move through different life
stages. This will add to the character and adaptability
of neighborhoods as they mature. New developments
should seek to strengthen the character established by
the Development Patterns in this plan.
Objective 1.5.2: Create an opt-in developer, broker and
builder guild aligned to the community’s priorities
and values, facilitating communication with major
stakeholders.
Objective 1.5.3: Encourage usable and functioning
green spaces, green roofs, green walls, and other
features to help beautify the City while managing
stormwater and providing wildlife habitat.
Objective 1.5.4: Encourage the preservation,
replacement and continual planting of canopy shade
trees throughout the city. Areas of focus include
woodlands within new developments, streetscapes,
and parking areas and open space areas. Care and
maintenance of the trees and landscaped areas
should be a priority to ensure a safe and longstanding
environmental system. Canopy trees are desired
because they add character and comfort to the built
environment. Additionally, they also provide relief from
heat, soften noise and light, help purify the air, and
increase property values.
Objective 1.5.5: Encourage electrical utility
lines to be buried throughout the community,
especially in urbanizing areas. Care must be
given to the location of underground trans-
former boxes so pedestrian infrastructure is not
precluded by conflicts with power facilities.
Objective 1.5.6: Require surface and structured
parking to be located at the rear and side of
the developments, or underground, thereby
encouraging the architecture to be the
dominant feature.
Objective 1.5.7: Public art plays an integral role
in establishing the aesthetics and values of a
community. Carmel leaders will promote the use
of public art in both public spaces and within
private developments and encourage designers
to include public art in their buildings and
surroundings.
Objective 1.5.8: Public art contributes to the city’s
distinct brand, economic vitality and quality of
life. Carmel’s cultural character and identity make
it appealing to residents, helps to attract visitors
and drive economic development. City leaders will
build on an existing framework and further public
art initiatives by adding focus to public and private
funding, planning, permanent and short-term piece
selection, location, communication, and engagement
to maximize public art’s impact in the community.
Objective 1.5.9: Explore a planning effort for the arts
in Carmel to strategically focus efforts and expand
Carmel’s brand and identity regarding the visual arts.
1.5 Cultivate Community Character
Scope
discussion
20Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Carmel is a signatory of the Paris Climate Agreement,
and has stated it has a role in limiting warming to
within 2 degrees Celsius of preindustrial levels. This
agreement also includes increasing adaptability to
adverse impacts of climate change and working
towards making finance flows consistent with a
pathway towards low greenhouse gas emissions and
climate-resilient development. Transparent reporting
of progress towards community wide goals will be
important for focusing on improvement.
Objective 1.6.1: As a signatory of the Paris Climate
Agreement, and having passed resolution no. CC
02-20-17-04, develop and maintain a Climate Action
Plan to meet the 1.5 degrees Celsius goal. This plan
should bridge across public, nonprofit, private, and
philanthropic sectors to align efforts and finance flows
with a resilient pattern of development.
Objective 1.6.2: Encourage an informed citizenry
by sharing resources, transparent progress towards
Climate Action Plan goals, and calculating individual
household carbon footprint, with students, residents,
municipal employees, business owners, and elected
officials.
Objective 1.6.3: Ensure the economic opportunities
and benefits of a sustainable city are available
to all through workforce and affordable housing
development in locations near jobs and other
resources, thereby creating a more robust local
economy.
Objective 1.6.4: Encourage green building practices
that seek to limit carbon impacts. Accomplish this
by example in municipal buildings and through
incentives and regulation with private development.
Green buildings conserve energy resources, provide
more healthful inside environments, last longer, utilize
products made from recycled materials, and use
products that can be safely disposed of or recycled
when the building is eventually dismantled. Green
buildings also strive to use local material to reduce the
transportation impacts. Consider utilization of existing
rating systems that measure these criteria, including
LEED, WELL, and Passive House.
Objective 1.6.5: Encourage the use of durable materials
and construction methods that prolong the life of
buildings. This can be improved by building adaptable
building formats that can change uses over the
lifetime of the building.
Objective 1.6.6: Continue the policy emphasizing that
City vehicles be energy efficient and low emission cars
and trucks, increasing zero-emission vehicles when
feasible. Continue a policy that limits idling.
Objective 1.6.7: The City should encourage use of
water-saving devices, and request that citizens reduce
water consumption by proper (“smart”) lawn sprinkling
and exploring native and drought-resistant landscapes
which require less water. Encourage rainwater (i.e. gray
water) recycling to reduce potable water consumption
and implement reclaimed water systems at City
properties to conserve water used for landscaping.
Promote low impact development measures such as
stormwater infiltration, rain gardens, and green roofs
when feasible.
1.6 Lighten Carmel’s Environmental Footprint
Scope discussion
21Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Objective 1.6.8: Set the precedent for environmental
protection or re-vegetation when developing
municipal facilities like parks, fire stations, and
maintenance facilities by planting native and drought-
tolerant plants. Ensure similar standards are met by
private development.
Objective 1.6.9: Mitigate the spread of invasive species
by planting restrictions and encouraged removals
through HOAs and public education programs.
The Indiana Invasive Species Council has expansive
information about the management of Invasive
Species at https://www.entm.purdue.edu/iisc/index.
html.
Objective 1.6.10: Reduce heat island effect by tree
preservation and planting, reducing the amount of
pavement dedicated to parking and travel lanes, and
by encouraging the use of green roofs or reflective
surfaces where appropriate.
Objective 1.6.11: Expand the market for solar and other
clean energy solutions in Indiana through supportive
development standards, incentives, and mandates.
Work with utility providers to ensure a modern
electrical grid is built with capacity for clean energy
production and storage in mind.
Objective 1.6.12: Support experimentation, innovation,
and entrepreneurship through pilot programs that
position Carmel as a leader and expand locally-relevant
technologies and policies.
Objective 1.6.13: Continue to protect regional surface
and ground water sources to ensure safe drinking
water for Carmel and adjacent municipalities. Institute
regulations that further protect the delineated
wellhead protection areas from contaminants and
land uses that have a higher risk of contaminating
water resources. Consider incentivizing more native
plantings, requiring less irrigation.
Objective 1.6.14: Increase effectiveness of wastewater
treatment and discharge by combining master plans
of both sanitary sewer districts.
Objective 1.6.15: Stimulate a circular economy by
striving for maximum solid waste recycling and
composting rates throughout the city.
Objective 1.6.16: Support sustainable transportation
options by making them safe and convenient. This
includes supporting bicycling and other active
transportation modes through on-going multi-modal
efforts to reduce vehicle trips and emissions. Expand
charging infrastructure for electric vehicles (EVs)
by requiring new nonresidential and municipal
development parking areas provide the necessary
infrastructure to accommodate EV charging.
Objective 1.6.17: Conduct inventories, analyses, and
cleanups of Carmel’s brownfields, limiting exposure
to environmental contamination and spurring
redevelopment.
added language to include mobility solutions to this goal
focus on healthy environments
new objective
include private ownership
responsibility
22Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Cities play an important role in community health
outcomes. Many of the social determinants of
health are strongly influenced by city policies and a
community’s built form. These social determinants
are conditions in the places where people live, learn,
work, and play that affect a wide range of health
risks and outcomes. They are generally organized
around five key areas: 1) Healthcare Access and
Quality, 2) Education Access and Quality, 3) Social and
Community Context, 4) Economic Stability, and 5)
Neighborhood and Built Environment.
Objective 1.7.1: Strive to provide multiple types of
facilities for exercise, opportunities to immerse oneself
into nature, sport facilities and leagues, access to
recreation programs, access to health education
programs, and encouragement to succeed in one’s
personal health goals.
Objective 1.7.2: Access to space for physical activity
can be provided with continued planning and
investment in walking, bicycling, and transit facilities,
including expansion of the City’s Bike Share system.
Objective 1.7.3: Target for acquisition undeveloped
parcels adjacent to greenways and trails for future park
sites and public open spaces.
Objective 1.7.4: Work collaboratively with local health
systems and health care providers to offer outreach
services, health and wellness clinics, screenings,
classes, smoking cessation programs, dietary support,
mental health clinics, immunization programs, and
other health care initiatives. Promote employee
benefits that incentivize alternative modes of
commuting, including bicycling and transit.
Objective 1.7.5: Foster healthy environments as a way
to positively influence social determinants of health.
Efforts toward this include active transportation;
access to exercise spaces, green space and food;
hiring, training, and promoting a local workforce; and
expanding healthy housing options for all citizens.
Objective 1.7.6: Encourage mixed-use neighborhoods
to make it easier for people to walk or ride their
bicycles. This will provide a healthy lifestyle by
providing the option for exercise in people’s daily
routines.
Objective 1.7.7: Develop programs and improve
infrastructure to encourage children to walk or ride
their bicycles to school. This will increase their physical
activity, improve their health, and alleviate automobile
traffic around schools.
Objective 1.7.8: Support the development of healthy
buildings, as measured through LEED, WELL, or similar
rating systems designed to maximize the health of
occupants.
Objective 1.7.9: Prioritize installation of street
amenities including benches, street lights and
street trees that make walking more convenient and
desirable for all ages.
Objective 1.7.10: Maintain efficient snow removal from
public sidewalks, curb ramps, multi-purpose paths,
and mobility lanes / cycle tracks to encourage physical
activity in the colder months. Educate around this type
of maintenance for facilities as described in Carmel
City Code, Section 6-52.
1.7 Support Healthful Living
Swapped previous
photos for these
local ones. Open
to suggestions for
preferred examples.
23Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Objective 1.7.11: Support local food and agriculture
by expanding community gardens throughout the
city, through educational and pilot programs, and
increasing participation in the Farmers Market.
photo: facebook.com/carmelclayparks
photo: facebook.com/carmelclayparks
new objective
to include
Vision Zero
reworded
to make
optional
new objective for transit
24Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Carmel has made driving to a destination as
frictionless as possible for decades. Roundabouts
have successfully kept cars moving safely and
efficiently and ensuring subsidized free parking on
valuable land at destinations have kept this mode of
transportation dominant. Now that Carmel’s growth
will largely come through densification, other modes
will inevitably be required to avoid automobile
congestion.
Modes outside of personal vehicles have allowed
for a lighter impact on street surfaces, air quality,
and general congestion. Two to five percent of all
commuting traffic should be made by foot, bicycle or
other form of micro-mobility by 2030.
To support future transit, identify transit corridors and
make crucial “last mile” (the gap between transit and
a home or destination) connectivity improvements
for walking, biking, ridesharing, and other delivery/
pick-up.
Objective 1.8.1: Support a resilient regional economy
by promoting regional and intracity transit. This
missing transportation option would provide local
businesses with access to a regional workforce.
Objective 1.8.2: Make walking and biking safe and
convenient by implementing complete streets, which
are designed and operated to prioritize safety, comfort,
and access to destinations for all people who use the
street.
Objective 1.8.3 Continue to implement and prioritize
safety measures to eliminate fatalities and severe
injuries that are a result of crashes on City streets.
Consider developing a Vision Zero Action Plan that
explores speeds, design strategies, investments and
policy decisions to create and maintain safe streets for
all.
Objective 1.8.4: Continue to develop a bicycle
network to allow non-vehicular trips to be made by
encouraging small-scale and requiring large-scale
employment nodes to install covered and secure
bicycle parking, and shower and changing facilities
for cycling commuters. Concurrently, ensure that
adequate bicycling facilities exist to allow safe and
efficient bicycle commuting.
Objective 1.8.5: Encourage piloting and partnering
with major employers and hotels on exploring other
means for meeting daily travel needs.
Objective 1.8.6: On valuable public rights-of-way in
vibrant areas, analyze the feasibility of dynamic pricing
for street parking spaces to shift behavior away from
single occupancy vehicles. Dynamic pricing adjusts
by the time of day, location, and day of the week to
ensure some street parking spots are always available,
thereby cutting down on vehicles circling a block in
search of a spot.
1.8 Improve Mobility Options and Functionality
25Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Objective 1.8.7: Complete the major east-west path
links to complement the Monon Greenway, with a
supporting set of paths, trails, and shared streets
linking these to neighborhoods, destinations, and
neighboring municipalities thereby offering bicycling
as a meaningful commuting option. This includes
the Carmel Access Bikeway program extending into
southwest Carmel and Home Place.
Objective 1.8.8: Seek to electrify and right-size the
public fleet of vehicles. The number of multi-use paths
and narrower streets may require smaller service
vehicles.
Objective 1.8.9: Ensure that the access and mobility
needs of Carmel’s aging and disabled populations
are considered with all City-involved opportunities,
including safe and affordable transportation, and
accessible building and pedestrian infrastructure that
meets ADA standards.
Objective 1.8.10: Consistently require street
connectivity between adjacent developments, to
improve residential mobility options, as well as
improved access for delivery, maintenance, and
emergency vehicles.
New photos. Open
to suggestions for
preferred examples.
photo: bikethemonon.com
photo: travelindiana.com
26Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Development
Patterns
2.1 Development Patterns
2.2 Development Patterns Map
2.3 Development Pattern Summary
2
Open Space definition modified for
clarity, based on one used in the UDO
Block size definition expanded for
clarification
27Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Carmel has evolved to include a wide variety of
places, neighborhoods and districts, each with their
own distinct and memorable character. Development
Patterns are used to describe the predominant
physical and natural qualities in each part of the
city. Development Patterns are not zoning, nor
are they exclusively tied to land use. Rather, each
recommended Development Pattern uses the
inherent contextual qualities within its place in
Carmel to shape future growth and development
decision making that is consistent with that overall
character. Additional development standards that
may be applicable can be found within Carmel’s
Unified Development Ordinance. Along select
primary corridors that are of city-wide importance, an
additional Development Pattern, the Typical Corridor
Pattern, is used to define how the surrounding
Development Pattern may be complemented to meet
that particular corridor.
PURPOSE The general qualities of the
Development Pattern
BLOCK SIZE The typical range of block
or tract land area, measured in acres.
Blocks and tract boundaries are created
by street, utility and natural corridors.
LOT SIZE The range of parcel sizes as
measured in acres most commonly
found within the Development Pattern
BUILDING COVERAGE The percentage
of land on a Typical Lot or Typical Block
covered by one or more buildings
MAXIMUM HEIGHT The tallest structure
as measured in the number of building
stories typically found within the
Development Pattern
BUILDING FRONTAGES Common means
by which the ground floor of one or
more buildings addresses rights-of-way
STREETSCAPE FACILITIES Common
types of street-side infrastructure
utilized to serve development, mobility,
and public spaces within a Development
Pattern
Open Space Land areas, free of
buildings, designed and specialized in
function, that allow for passive or active
use.
LINKAGES The maximum spacing
of vehicular and/or multi-modal
connections along frontages with
adjacent development. If no adjacent
development exists, the maximum block
size shall prevail
PARKING AND SERVICING The typical
locations relative to primary buildings
for parking and servicing functions
GENERAL USE CATEGORIES Typical uses
that may generally be found within the
Development Pattern
Each Development Pattern describes the following:
2.1 Development Patterns
Reference to the UDO added to ensure
understanding of additional standards that
may apply
28Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Purpose
Carmel’s urban, cultural core and downtown
neighborhoods feature the City’s most diverse mix of
uses and building scales. This pattern accommodates
commercial, industrial, recreational, and importantly,
residential uses, among others.
Characteristics
»Typical Block Size (ac): 1 to 5
»Typical Lot Size (ac): 1/8 to 5
»Typical Building Coverage (%): varies
»Max Height (stories): 5 only when within 200 feet of
edge of development pattern where 5 stories is the
max; 3 story minimum at intersections
»Building Frontages: Lobbies, Patios, Storefronts,
Gardens, Front Yards
»Streetscape Facilities: All except Bioswales (refer to
Streetscape Facilities section for list of facility types)
»Open Space: Parks, Plazas, Town Greens/Squares,
Courtyards, Greenways, Shared Street
»Linkages: 1/8 mile or typical block size, whichever is
shorter
»Parking / Servicing: In alley-loaded garages and lots
screened by public facing facades with active ground
floor uses.
»General Use Categories: Commercial, Residential,
Retail, Parks/Plazas, Research and Development,
Small Batch Manufacturing, Institutional/Educational,
Hospitality
Downtown
Note: Bioswales are better suited for a less developed context
given their size. A rain garden, included in the range of Streetscape
Facilities described in the pages ahead, is appropriate to this pattern.
After discussion, “Downtown” was decided to be the best
title for this pattern to be inclusive to a variety of uses and
forms. Language added to purpose to highlight this.
29Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Purpose
Carmel’s freeway corridor with expansive visibility
and easy freeway access buffering the freeway from
the neighborhoods to the west and urban core and
neighborhoods to the east.
Characteristics
»Typical Block Size (ac): 3 to 8
»Typical Lot Size (ac): 1/2 to 8
»Typical Building Coverage (%): 50 to 90
»Max Height (stories): 5 only when within 200 feet of
edge of development pattern where 5 stories is the
max; 3 story minimum at intersections
»Building Frontages: Lobbies, Patios, Storefronts,
Gardens, Front Yards
»Streetscape Facilities: All except Bioswales (refer to
Streetscape Facilities section for list of facility types)
»Open Space: Parks, Plazas, Squares, Courtyards,
Greenways, Shared Street
»Linkages: 1/4 mile
»Parking / Servicing: In alley-loaded garages and lots
screened by public facing facades with active ground
floor uses.
»General Use Categories Permitted: Commercial,
Residential, Retail, Parks/Plazas, Research and
Development, Small Batch Manufacturing,
Institutional/Educational, Hospitality
Downtown West
Federal Galley, Pittsburgh, PA
Zotec Partners Headquarters, Carmel, IN
Hardesty Arts Center, Tulsa, OK Mosaic District, Fairfax, VA
30Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Purpose
Downtown’s eastern edge transitions in density
toward residential neighborhoods east of Keystone
Parkway and south of 116th Street. Intended to have
more integrated mixed uses as redevelopment occurs.
Characteristics
»Typical Block Size (ac): 3 to 8
»Typical Lot Size (ac): 1/2 to 8
»Typical Building Coverage (%): varies
»Max Height (stories): 5
»Building Frontages: Lobbies, Patios, Storefronts,
Gardens, Front Yards, Porches, Stoops
»Streetscape Facilities: All except Bioswales (refer to
Streetscape Facilities section for list of facility types)
»Open Space: Parks, Plazas, Courtyards, Greenways,
Shared Street
»Linkages: 1/4 mile
»Parking / Servicing: In alley-loaded garages and lots
screened by public facing facades with active ground
floor uses.
»General Use Categories Permitted: Commercial,
Residential, Retail, Parks/Plazas, Institutional/
Educational, Hospitality
Downtown East
Merchants Square Plan, Speck
Merchants Square Plan, Speck
Fairfield Ave, Bellevue, KY Pasadena, FL
31Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Purpose
Suburban style living on large, subdivided lots.
Area destinations include schools and recreation.
Undeveloped parcels exist.
Characteristics
»Typical Block Size (ac): 3 to 5
»Typical Lot Size (ac): 1/8 to 5
»Typical Building Coverage (%): 25 to 50
»Max Height (stories): 4 within Village of West Clay, 2.5
elsewhere
»Building Frontages: Front Yards, Gardens, Porches,
Stoops
»Streetscape Facilities: Residential Sidewalk, Multi-
use Path, Bioswale, Mobility Lane
»Open Space: Parks, Subdivision Common Areas,
Greenways
»Linkages: 1/2 mile
»Parking / Servicing: Limited sizes of parking areas;
Located to the side or behind primary structures.
»General Use Categories Permitted: Residential,
Educational, Parks
West Neighborhoods
photo: warrengriffinrealestate.idxbroker.com
32Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
»Typical Block Size (ac): 2 to 4
»Typical Lot Size (ac): 1/8 to 3
»Typical Building Coverage (%): 20 to 55
»Max Height (stories): 2.5
»Building Frontages: Front Yards, Gardens, Porches,
Stoops
»Streetscape Facilities: Residential Sidewalk, Multi-
use Path, Bioswale, Mobility Lane
»Open Space: Parks, Greenways
»Linkages: 1/2 mile
»Parking / Servicing: Limited sizes of parking areas;
Located to the side or behind primary structures
»General Use Categories Permitted: Residential,
Commercial, Educational, Parks
East Neighborhoods
Purpose
Suburban single-family homes are the dominant
land use. Destinations include neighborhood-serving
commercial, schools, places of worship, parks and
recreation.
Characteristics
33Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Purpose
A clean, ecological, historic, connected, and active
asset for the residents of Carmel and the greater
region to experience, reside in and enjoy.
Characteristics
»Typical Block Size (ac): N/A
»Typical Lot Size (ac): Varies
»Typical Building Coverage (%): Varies
»Max Height (stories): 2 greater than the adjacent
development pattern with the following exceptions:
maximum of 3 stories along the river and a maximum
of 6 stories along 96th St and at E/W corridor
gateways
»Building Frontages: Porches, Patios, Gardens, Yards
»Streetscape Facilities: Residential Sidewalk, Multi-
use Path, Enhanced Multi-use Path, Bike/Scooter
Parking, Bioswale, Mobility Lane, Cycle Track, Car
Parking, Bus Stop
»Open Space: Riverfront, Greenways, Natural Trails,
Riparian Corridors, Parks, Courtyards
»Linkages: N/A
»Parking / Servicing: Limited size, distributed and
landscaped lots with low-impact stormwater
management practices
»General Use Categories Permitted: Parks,
Institutional, Educational, Hospitality, Retail,
Residential
White River
For discussion: could Hospitality be included to
allow for Bed & Breakfast establishments and
small venues? Enforcement of management and
ordinance concerns (noise, traffic) would help
ensure character of the estates area is maintained
34Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Purpose
Large, pastoral and rural parcels in a largely natural
landscape. Secluded setbacks, architectural fences/
gates.
Characteristics
»Typical Block Size (ac): N/A
»Typical Lot Size (ac): 5+
»Typical Building Coverage (%): 15
»Max Height (stories): 2.5
»Building Frontages: N/A
»Streetscape Facilities: Multi-use Path, Bioswale
»Open Space: Conservation Areas, Parks, Greenways
»Linkages: 1 mile
»Parking / Servicing: Limited areas associated with
structures.
»General Use Categories Permitted: Residential
Estates
previously “Michigan Road” -
retitled & worded to include
commercial area along 96th St
35Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Purpose
Large lot mixed-use and commercial areas along or
near access points into Carmel.
Characteristics
»Typical Block Size (ac): 3 to 10
»Typical Lot Size (ac): 1/2 to 10
»Typical Building Coverage (%): 30 to 60
»Max Height (stories): 5
»Building Frontages: Building Lobbies, Patios,
Storefronts, Gardens, Front Yards. Avoid parking lot
placement between front of building and road/ right-
of-way (ROW). Buildings should address a sidewalk/
path, a frontage street or a side street that creates a
corner with the road/ ROW.
»Streetscape Facilities: Residential Sidewalk,
Commercial Sidewalk, Multi-use Path, Bioswale, Bus
Stop
»Open Space: Parks, Greenways, Plazas, Courtyards,
Buffers (along adjacent Development Patterns only)
»Linkages: 1/4 mile along the primary road, 1/2 mile to
adjacent Development Patterns
»Parking / Servicing: Parking laid out in a landscaped
aisle pattern that facilitates safe pedestrian
circulation and future outlot or infill development.
»General Use Categories Permitted: Commercial,
Residential, Retail, Parks/Plazas, Light Industrial/
Manufacturing, Institutional/Educational, Hospitality
Gateway
Liberty Center, photo: cincinnatiusa.com Winans in Piqua, OH
Crocker Park, photo: starkenterprises.comGoogle Earth
photo of example along 96th St added
Purpose reworded to clarify role of corridors as connector & buffer
36Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Purpose
Primary E/W and N/S routes that provide connectivity to
community assets throughout the City. These corridors
are based on adjacent patterns and serve as transitions
between places. They allow expanded housing options
and limited commercial as long as they are consistent
with the character of adjacent patterns.
Characteristics
»Typical Block Size (ac): 1.8 to 5, based on adjacent
development pattern
»Typical Lot Size (ac): Where possible, automatic lot
splits for lots along a corridor if the resulting lots
created are within 20% of the typical lot size of adjacent
development pattern
»Typical Building Coverage (%): 20% greater than
adjacent development pattern
»Max Height (stories): 1 greater than the adjacent
development pattern
»Building Frontages: Based on adjacent development
pattern, plus lobbies, patios, storefronts, gardens
»Streetscape Facilities: All except Bioswales, as
appropriate to adjacent development patterns (refer to
Streetscape Facilities section for list of facility types)
»Open Space: Based on adjacent development patterns
»Linkages: Based on adjacent development patterns
»Parking / Servicing: Side/rear of buildings
»General Use Categories Permitted: Based on adjacent
development pattern plus limited neighborhood-
serving retail/commercial built consistent with the
adjacent character as otherwise described.
Typical Corridors
37Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Purpose
Urban spine connecting the Arts & Design District
with Carmel’s Midtown. Also intended to define the
City’s southern gateway.
Characteristics
»Typical Block Size (ac): 2 to 4
»Typical Lot Size (ac): 1/8 to 5
»Typical Building Coverage (%): 40 to 100
»Max Height (stories): 5 only when within 200 feet of
edge of development pattern where 5 stories is the
max; 3 story minimum at intersections
»Building Frontages: Lobbies, Patios, Storefronts,
Gardens, Public Green Space
»Streetscape Facilities: Residential Sidewalk, Multi-
use Path, Enhanced Multi-use Path, Bike/Scooter
Parking, Mobility Lane, Cycle Track
»Open Space: Parks, Plazas, Town Greens/Squares,
Courtyards, Greenways
»Linkages: See Typical block size
»Parking / Servicing: Based on adjacent development
patterns
»General Use Categories Permitted: Commercial,
Residential, Retail, Parks/Plazas, Research &
Development, Small Batch Manufacturing,
Institutional/Educational, Hospitality
Monon Urban Boulevard
previously “5”
38Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Purpose
Ecological spine connecting Carmel’s Downtown with
northern and southern city gateways.
Characteristics
»Typical Block Size (ac): 3 to 6
»Typical Lot Size (ac): 1/8 to 5
»Typical Building Coverage (%): 30 to 50
»Max Height (stories): Based on adjacent
development patterns
»Building Frontages: Public Green Space, Plazas/
Courtyards, Gardens
»Streetscape Facilities: Residential Sidewalk, Multi-
use Path, Enhanced Multi-use Path, Bike/Scooter
Parking, Mobility Lane, Cycle Track, Bioswale
»Open Space: Parks, Plazas, Town Greens/Squares,
Courtyards, Greenways, Conservation Areas
»Linkages: See Typical block size
»Parking / Servicing: Based on adjacent development
patterns
»General Use Categories Permitted: Residential,
Commercial, Civic, Parks/Plazas, Institutional/
Educational
Monon Greenway
39Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Land Classification Plan 2009 Map
2.2 Development Patterns Map
•Removed 116th St Corridor W of Spring Mill
•Removed Main St Corridor E of Keystone
•Extended 146th Corridor to River Rd
•Maintained 126th Corridor to connect core w/ river amenities
•Adjusted Downtown (stops at 116th), Downtown West (follows
parcels) & White River (areas removed) boundaries
•Updated parks per Parks Dept
40Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Development Patterns Plan Recommended Update
LEGEND
Monon Urban
Boulevard
Monon Greenway
Typical Corridor
Gateway
Downtown
Downtown West
(Meridian/US 31)
Downtown East
West
Neighborhoods
Estates
East
Neighborhoods
White River
Public park
Water body
Roadway
Monon Greenway
River
Municipal Limits
Note: The Development
Patterns Map found at
carmelcomprehensiveplan.
com is the governing map
and one to reference for
use.
N
W 146th St
W 141st St
W 131st St
W 116th St
W 106th St
W 96th StMich
igan
Rd
/
US
421
I-465 US 31Keystone PkwyW 136th St
Towne RdDitch RdHazel Dell PkwyE 126th St Gray RdGray RdE 106th St
E 116th St
Westfield BlvdCollegeRangeline RdWest RdShelborne RdClay Center RdSpring Mill RdOak Ridge RdCarey RdGuilford RdIllinois StRiver RdPennsylvania StMain St Main St
•96th & Westfield
Subarea kept within East
Neighborhoods - plan uses
& form aligns with pattern
•Note added w/ link to
online, governing map
Retitled (from Michigan Rd)
Commercial parcels along 96th recategorized into Gateway
41Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Summary
2.3 Development Pattern Summary
DEVEL-
OPMENT
PATTERN
AREA
PURPOSE TYP.
BLOCK
SIZE
(AC)
TYP. LOT
SIZE (AC)
TYP.
COVER-
AGE (%)
MAX
HEIGHT
(STORIES)
BUILDING
FRONTAGES
STREET-
SCAPE
FACILITIES
OPEN
SPACE
LINK-
AGES
PARKING /
SERVICING
GENERAL
USE
CATEGORIES
PERMIT TED
Downtown 1 to 5 1/8 to 5 Varies 5 within
200ft of
edge of
pattern
area
where 5 is
the max;
3 min. at
intersec -
tions
Lobbies,
patios,
storefronts,
gardens,
front yards
Parks,
plazas,
town
greens/
squares,
court-
yards,
green-
ways,
shared st
1/8 mile
or typical
block
size,
which
ever is
shorter
In alley-
loaded
garages
and lots
screened by
public facing
facades
with active
ground floor
uses
Commercial,
residential,
retail, parks/
plazas,
R&D, small
batch man -
ufacturing,
institutional/
educational,
hospitality
Downtown
West
-
3 to 8 1/2 to 8 50-90 5 within
200ft of
edge of
pattern
area
where 5 is
the max;
3 min. at
intersec -
tions
Lobbies,
patios,
storefronts,
gardens,
front yards
All except
bioswales
Parks,
plazas,
squares,
court-
yards,
green-
ways,
shared st
1/4 mile In alley-
loaded
garages
and lots
screened by
public facing
facades
with active
ground floor
uses
Commercial,
residential,
retail, parks/
plazas,
R&D, small
batch man -
ufacturing,
institutional/
educational,
hospitality
Carmel’s
freeway corridor
with expansive
visibility and
easy freeway
access buffering
the freeway
from the
neighborhoods
to the west and
urban core and
neighborhoods
to the east.
All except
bioswales
(see
Streetscape
Facilities
section for
full list of
facility
types)
Carmel’s urban,
cultural core and
downtown
neighborhoods.
This pattern
accommodates
commercial,
industrial, recre-
ational, and
importantly,
residential uses,
among others.
Updated to match changed text
42Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Summary (cont.)
Downtown
East
3 to 8 1/2 to 8 Varies 5 within
200ft of
edge of
pattern
area
where 5 is
the max;
3 min. at
intersec -
tions
Lobbies,
patios,
storefronts,
gardens,
front yards,
porches,
stoops
All except
bioswales
Parks,
plazas,
court-
yards,
green-
ways,
shared st
1/4 mile In alley-
loaded
garages
and lots
screened by
public facing
facades
with active
ground floor
uses
Commercial,
residential,
retail, parks/
plazas,
institutional/
educational,
hospitality
West
Neighbor -
hoods
Suburban style
living on large,
subdivided
lots. Area
destinations
include schools
and rec.
3 to 5 1/8 to 5 25-50 4 within
Village
of West
Clay, 2.5
elsewhere
Front yards,
gardens,
porches and
stoops
Residential
Sidewalk,
Multi-use
Path,
Bioswale,
Mobility
Lane
Parks,
subdi-
vision
common
areas,
green-
ways
1/2 mile Limited sizes
of parking
areas;
Located
to the side
or behind
primary
structures.
Residential,
educational,
parks
East Neigh -
borhoods
Suburban,
single-family
homes are the
dominate land
use. Destina -
tions include
commercial,
schools, places
of worship,
parks and rec.
2 to 4 1/8 to 3 20-55 2.5 Front yards,
gardens,
porches and
stoops
Residential
Sidewalk,
Multi-use
Path,
Bioswale,
Mobility
Lane
Parks,
green-
ways
1/2 mile Limited sizes
of parking
areas;
Located
to the side
or behind
primary
structures
Residential,
educational,
parks
DEVEL-
OP MENT
PATTERN
AREA
PURPOSE TYP.
BLOCK
SIZE
(AC)
TYP. LOT
SIZE (AC)
TYP.
COVER-
AGE (%)
MAX
HEIGHT
(STORIES)
BUILDING
FRONTAGES
STREET-
SCAPE
FACILITIES
OPEN
SPACE
LINK-
AGES
PARKING /
SERVICING
GENERAL
USE
CATEGORIES
PERMITTED
Transitions in
density toward
residential
neighborhoods
east of Keystone
Parkway & south
of 116th Street.
Intended to have
more integrated
mixed uses as
redevelopment
occurs.
Updated to match changed text
43Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Summary (cont.)
White River N/A Varies Varies 2 greater
than the
adjacent
devel-
opment
pattern
except:
max of
3 along
river and
a max of
6 along
96th and
at E/W
corridor
gateways
Porches,
patios, gar -
dens, yards
Residential
Sidewalk,
Multi-use
Path,
Enhanced
Multi-use
Path, Bike/
Scooter
Parking,
Bioswale,
Mobility
Lane, Cycle
Track, Car
Parking,
Bus Stop
River-
front,
green-
ways,
natural
trails,
riparian
corridors,
parks,
court-
yards
N/A Limited size,
distributed
and
landscaped
lots with
low-impact
stormwater
management
practices
Parks,
institutional,
educational,
hospitality,
retail,
residential
Estates Large, pastoral
and rural
parcels in
largely natural
landscape.
Secluded
setbacks,
architectural
fences/gates.
N/A 5+ 15 2.5 N/A Multi-use
Path,
Bioswale
Conser -
vation
areas,
parks,
green-
ways
1 mile Limited
areas asso -
ciated with
structures
DEVEL-
OP MENT
PATTERN
AREA
PURPOSE TYP.
BLOCK
SIZE
(AC)
TYP. LOT
SIZE (AC)
TYP.
COVER-
AGE (%)
MAX
HEIGHT
(STORIES)
BUILDING
FRONTAGES
STREET-
SCAPE
FACILITIES
OPEN
SPACE
LINK-
AGES
PAR KING /
SERVICING
GENERAL
USE
CATEGOR IES
PERMIT TED
A clean,
ecological,
historic,
connected, and
active asset for
the residents of
Carmel and the
greater region to
experience,
reside in and
enjoy.
Residential,
Updated to match changed text
44Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Summary (cont.)
Typical
Corridors
1.8 to 5,
based
on
adja -
cent
devel -
opment
pattern
Auto -
matic
lot splits
for lots
along a
corridor
if result -
ing lots
created
are
within
20% of
the typ.
lot size
of adja -
cent dev.
pattern
20%
greater
than
adjacent
devel -
opment
pattern
1 greater
than the
adjacent
devel -
opment
pattern
Based on
adjacent
development
pattern, plus
lobbies,
patios,
storefronts,
gardens
All except
bioswales,
as appro -
priate to
adjacent
devel -
opment
patterns
Based on
adjacent
devel -
opment
patterns
Based on
adjacent
devel -
opment
pattern
Side/rear of
buildings
Based on
adjacent
development
pattern
plus limited
neighbor -
hood-serving
retail/com -
mercial built
consistent
with the
adjacent
character as
otherwise
described
Monon
Urban
Boulevard
2 to 4 1/8 to 5 40 to 100 5 when
within
200 ft of
devel -
opment
pattern
where 5 is
the max; 3
story min
at inter -
sections
Lobbies,
patios,
storefronts,
gardens,
public green
space
Res. &
Comm.
Sidewalk,
Multi-use &
Enhanced
Multi-use
Path, Bike/
Scooter
Parking,
Mobility
Lane, Cycle
Track
Parks,
plazas,
town
greens/
squares,
court -
yards,
green -
ways
See
Typical
block
size
Based on
adjacent
development
pattern
Commercial,
residential,
retail, parks/
plazas,
R&D, small
batch man -
ufacturing,
institutional/
educational,
hospitality
DEVEL-
OP MEN T
PAT TERN
ARE A
PURPOSE T Y P.
BLO C K
SIZE
(AC)
T Y P. LOT
SIZE (A C)
T Y P.
C OVER-
A GE (%)
MAX
HEIGHT
(STORIE S)
BUILDING
FRON TA G ES
STREE T-
SCA PE
FA C ILITIES
OP EN
SPA C E
LINK-
AGE S
PARKING /
SERVICING
G EN ERAL
US E
C ATEGORIES
PE RMIT TED
Primary E/W and
N/S routes that
provide connec-
tivity to commu-
nity assets
throughout the
City. These
corridors are
based on adjacent
patterns and
serve as transi-
tions between
places. They allow
expanded hous-
ing options and
limited commer-
cial as long as
they are consis-
tent with the
character of
adjacent patterns.
Urban spine
connecting the
Arts & Design
District with
Carmel’s
Midtown. Also
intended to
define the City’s
southern
gateway.
Updated to match changed text
45Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Summary (cont.)
DEVEL-
OPMEN T
PAT TERN
ARE A
PURPOSE T YP.
BLOCK
SIZE
(AC)
TYP. LOT
SIZE (A C)
T YP.
COVER-
AGE (%)
MAX
HEIGHT
(STORIE S)
BUILDIN G
F R ONTAGES
STR EE T-
SCAPE
FA C ILITIES
O PEN
S PACE
LINK-
AGES
PARKING /
SERVICING
GE NERAL
USE
CATEGO R IES
PERMIT TED
Monon
Greenway
Ecological
spine connect -
ing Carmel’s
Downtown with
northern and
southern city
gateways.
3 to 6 1/8 to 5 30 to 50 Public green
space,
plazas/
courtyards,
gardens
Residential
Sidewalk,
Multi-use
Path,
Enhanced
Multi-use
Path, Bike/
Scooter
Parking,
Mobility
Lane, Cycle
Track,
Bioswale
Parks,
plazas,
town
greens/
squares,
court -
yards,
green -
ways,
conser -
vation
areas
See
Typical
block
size
Based on
adjacent
development
pattern
Residential,
commercial,
civic, parks/
plazas,
institutional/
educational
Gateway 3 to 10 1/2 to 10 30 to 60 5 Residential
Sidewalk,
Multi-use
Path,
Bioswale,
Bus Stop
Parks,
green -
ways,
plazas,
court -
yards,
buffers
(along
adjacent
Devel -
opment
Patterns
only)
Parking
laid out in a
landscaped
aisle pattern
that facili -
tates safe
pedestrian
circulation
and future
development
outlot or infill
Commercial,
residential,
retail, parks/
plazas, light
industrial/
manu -
facturing,
institutional/
educational,
hospitality
Based on
adjacent
develop-
ment
pattern
Large lot
mixed-use and
commercial
areas along or
near access
points into
Carmel.
Building
lobbies, patios,
storefronts,
gardens, front
yards. Avoid
parking lot
placement
between front
of building and
road/ ROW.
Buildings
should address
a sidewalk/-
path, a front-
age street or a
side street that
creates a
corner with the
road/ ROW.
1/4 mile
along the
primary
road, 1/2
mile to
adjacent
Develop-
ment
Patterns
Monon Greenway max. height changed from 5 stories
updated to match new pattern descriptions
(broadened version of what was previously
listed as “Michigan Road”)
46Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Street
Typologies
3.1 Street Typologies
3.2 Thoroughfare Plan
3.3 Street Typology Summary
3
47Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Carmel has a renowned system of streets and street
design standards that have made possible not only
the accommodation of growth but the safe use of
streets by pedestrians, bicyclists, automobiles and
trucks. The street network over the past two decades
has largely been built as the city has grown. These
Street Typology recommendations are intended to
refresh the inventory of street sections that are most
likely to be referenced in the upgrading of existing
street corridors as development and budgets permit.
Individual elements of the street typologies are
described in more detail in the following section,
Streetscape Facilities.
RIGHT-OF-WAY (ROW) The range of
total cross-section width as measured
in feet generally required between
property lines to accommodate the
Street Typology
NUMBER OF LANES The typical total
number of travel and turning lanes
LANE WIDTH The standard width in
feet of a travel lane within the Street
Typology
MEDIAN/TURNING LANE The standard
width in feet of a center median or
turning lane, if required or present
ON-STREET PARKING The standard
width in feet of on-street parking, if
required or present
TREE LAWN The standard width in feet
of the street’s planting area, if required
or present
STREET TREES The requirement or
option to include street trees on one or
both sides of the street
Each Street Typology describes the following:
3.1 Street Typologies
48Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Minimum Standard Example of Augmented Standard
RIGHT-OF-
WAY (FT)
NUM. OF
LANES
LANE
WIDTH (FT)
MEDIAN /
TURN LANE
ON-
STREET
PARKING
TREE
LAWN
STREET
TREES
96 - 120 4 - 5 11 Not
required,
12-14’ where
used
Not
required, 7’
min where
used
Required, 8’
min.
Required
Arterial
10’
8’8’
8’
8’8’8’11’11’11’11’14’
120’ ROW
10’8’8’10’11’11’12’11’
96’ ROW
11’
See the Streetscape Facilities section
for details on facility standards.
49Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Minimum Standard Example of Augmented Standard
RIGHT-OF-
WAY (FT)
NUM. OF
LANES
LANE
WIDTH (FT)
MEDIAN /
TURN LANE
ON-
STREET
PARKING
TREE
LAWN
STREET
TREES
68 - 100 3 10 Required,
11-14’
Median
Not
required, 7’
min where
used
Required, 6’
min.
Required
Boulevard
10’6’6’10’10’12’10’
68’ ROW
10’
10’
6’8’6’8’8’10’12’
100’ ROW
10’8’
See the Streetscape Facilities section
for details on facility standards.
50Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Minimum Standard Example of Augmented Standard
RIGHT-OF-
WAY (FT)
NUM. OF
LANES
LANE
WIDTH (FT)
MEDIAN /
TURN LANE
ON-
STREET
PARKING
TREE
LAWN
STREET
TREES
46 - 78 2 10 N/A Not
required, 7’
min where
used
Optional Required
on residen-
tial streets
Local
5’6’6’5’10’10’
46’ ROW
8’8’5’8’9’8’10’10’
78’ ROW
8’
See the Streetscape Facilities section
for details on facility standards.
51Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Minimum Standard Example of Augmented Standard
RIGHT-OF-
WAY (FT)
NUM. OF
LANES
LANE
WIDTH (FT)
MEDIAN /
TURN LANE
ON-
STREET
PARKING
TREE
LAWN
STREET
TREES
38 - 62 No
markings
N/A N/A 1 side min.,
8’ wide
Optional Required
on residen-
tial streets
Yield
5’5’8’18’
38’ ROW
8’8’8’10’8’18’
62’ ROW
Note: Markings for on-street parking
not required to promote flexibility in
use of street.
See the Streetscape Facilities section
for details on facility standards.
changed
from N/A
in table
Added text
to describe
circumstances a
Shared street would
be built/converted
52Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Minimum Standard Example of Augmented Standard
RIGHT-OF-
WAY (FT)
NUM. OF
LANES
LANE
WIDTH (FT)
MEDIAN /
TURN LANE
ON-
STREET
PARKING
TREE
LAWN
STREET
TREES
18 - 80 No
markings
16 min.
(bi-direc-
tional)
N/A Minimal
use
permitted
Optional Required
on streets
wider than
40’
Shared
16’
18’
ROW
Note: Pedestrian priority, vehicles
subordinated and calmed, emergency
access required. Used in places where
it may be desired to occasionally use
the street for purposes other than
vehicle travel only.
10’34’
80’
ROW
8’8’8’8’
See the Streetscape Facilities section
for details on facility standards.
53Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Minimum Standard Example of Augmented Standard
RIGHT-OF-
WAY (FT)
NUM. OF
LANES
LANE
WIDTH (FT)
MEDIAN /
TURN LANE
ON-
STREET
PARKING
TREE
LAWN
STREET
TREES
18 - 36 No
markings
N/A Not
required
N/A Optional Optional
Paseo
Note: Pedestrian priority, cars restricted,
maintain emergency access required
5’11’
18’
ROW
5’18’
36’
ROW
13’
See the Streetscape Facilities section
for details on facility standards.
54Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Minimum Standard
Alley
RIGHT-OF-
WAY (FT)
NUM. OF
LANES
LANE
WIDTH (FT)
MEDIAN /
TURN LANE
ON-
STREET
PARKING
TREE
LAWN
STREET
TREES
20 No
markings
N/A Not
required
Not
required
Not
permitted
Not
permitted
20’
ROW
16’
added page with content not previously
included (from the C3 plan)
55Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Conservation Corridors
To protect private property, privacy, environmental
features, and unique aesthetic qualities of context-
sensitive corridors, the City of Carmel contains streets
with a Conservation Corridor designation. Those will
remain as such and continue to be guided by the
following priorities when City-funded changes are
being planned or designed:
Priority 1: Under all circumstances corridor
improvements will be designed to the minimum
required for vehicular, bicycle and pedestrian safety.
Priority 2: Under all circumstances, the installation
and maintenance of public utilities and storm water
facilities shall be accommodated.
Priority 3: Corridor improvements will be designed
to minimize negative impacts on private residential
properties relative to property value, privacy, and
encroachment.
Priority 4: Design streets, bicycle and pedestrian
facilities with the lowest impact that is necessary to
meet the current and future demands.
Priority 5: Design streets, bicycle and pedestrian
facilities to avoid removal of mature or significant trees
and vegetation.
Priority 6: Add or replace trees and vegetation after
facility improvements are made to buffer private
residential properties and/or to replace trees and
vegetation that were removed for construction.
Priority 7: Achieve priorities 3 through 5 above by
installing a pedestrian facility on only one side of the
street, where appropriate.
Priority 8: Achieve priorities 3 through 5 above by
narrowing the typical tree lawns, where appropriate.
Priority 9: Include adjacent and nearby private
residential property owners in early design discussions.
56Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Thoroughfare Plan 2009 Map
Thoroughfare Plan Map
• Updated to reflect latest proposed RABs and one
completed at College and 111th
• Added note w/link to online, governing map
• Selected streets (shown) recategorized from Local
to Boulevard
57Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Thoroughfare Plan Recommended Update
LEGEND
Interstate
US/State Highway
Keystone Parkway
Arterial (ROW
96-120ft)
Boulevard
(ROW 68-100ft)
Local Road
(ROW 46-78ft)
Collector Street per
NOAX agreement
(ROW 80ft)
Proposed Arterial
Proposed Local Rd.
Conservation
Corridor
Roundabout
Proposed
Roundabout
Grade-separated
Crossing
Interchange
Overpass
Monon Greenway
River
Municipal Limits
Note: The Thoroughfare
Plan Map found at
carmelcomprehensiveplan.
com is the governing map
and one to reference for
use.
N
W 146th St
W 141st St
W 131st St
W 116th St
W 106th St
W 96th StMich
igan
Rd
/
US
421
I-465 US 31Keystone PkwyW 136th St
Towne RdTowne RdDitch RdHazel Dell PkwyE 126th St Gray RdGray RdE 106th St
E 116th St
Westfield BlvdCollege AveRangeline RdWest RdShelborne RdClay Center RdSpring Mill RdOak Ridge RdCarey RdGuilford RdIllinois StRiver RdPennsylvania StMain St Main St
Shared lane width updated to 16 ft min.
(bi-directional)
58Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Summary
Street Typology Summary
STREET
TYPES
RIGHT-OF-WAY
(ROW)
# OF LANES LANE WIDTH
(FT)
MEDIAN /TURN
LANE
ON-STREET
PARKING
TREE LAWN STREET TREES NOTES
Arterial 96-120 4-5 11 Not required,
12-14’ where
used
Not required,
7’ min where
used
Required, 8’
Min
Required
Boulevard 68-100 3 10 Required, 11-14’ Not required,
7’ min where
used
Required, 6’
Min
Required
Local 46-78 2 10 N/A Not required,
7’ min where
used
Optional Required on
residential
streets
Yield 38-62 No markings N/A N/A 1 side min, 8’
wide
Optional Required on
residential
streets
Markings for
on-street parking
not required
to promote
flexibility in use
of street
Shared 18-80 No markings 16 min.
(bi-direction-
al)
N/A Minimal use
permitted
Optional Required on
streets wider
than 40’
Pedestrian
priority, vehicles
subordinated
and calmed,
maintain emer -
gency access
required
Paseo 18-36 No markings N/A Not required N/A Optional Optional Pedestrian
priority, cars
restricted, main -
tain emergency
access required
Alley 20 No markings N/A Not required Not required Not permitted Not permitted
59Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Streetscape
Facilities
4.1 Streetscape Facilities
4.2 Off-Street Facilities
4.3 Off-Street Facilities Summary
4.3 Curbside Facilities
4.8 Curbside Facilities Summary
4.5 Bicycle and Pedestrian Plan Map
4.6 Mobility and Pedestrian Plan Map
4.7 Bicycle and Pedestrian Loops Map
4
60Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Streets perform a variety of functions that include
but are not limited to transportation, property
access, recreation, community events, stormwater
conveyance and parking. The Streetscape
Facilities recommendation provides a menu of
interchangeable and mix-and-matchable street-side
components that may be utilized to complement
most Street Typologies based on contextual mobility,
neighborhood and development needs. The two
general zones where a Streetscape Facility may locate
are off-street and curbside.
OFF-STREET FACILITIES Off-street Facilities are those
parts of the right-of-way that are most commonly
located between the back of the curb and the abutting
property line.
CURBSIDE FACILITIES Curbside Facilities are those
parts of the right-of-way that are most commonly
located at or along the typical curb, if one is present.
4.1 Streetscape Facilities
OFF-STREET FACILITIES
CURBSIDE FACILITIES
61Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Residential
Sidewalk
Commercial
Sidewalk
Multi-use Path Enhanced Multi-
use Path
Stormwater
Planter
Bike / Scooter
Parking
Bioswale
Creates safe,
walkable.
neighborhoods.
Creates safe,
walkable
commercial
and mixed-use
districts.
Provides a
pathway for
wheeled and
pedestrian users,
linking them to
neighborhoods
and community
amenities.
Uses markings,
signage and/
or surface
treatments to
delineate space
for different users
of a high-volume
multi-use path.
Also known as
a rain garden,
this provides
stormwater
management in
urban areas and
public spaces.
Provides
convenient and
visible storage
and is paired
with a ‘fix-it
station’ where
possible.
Provides
low-impact
stormwater
management in
rural and low-
density areas, as
well as public
spaces.1/2 mile min.Full length of blockFull length of blockFull length of block5’10’10’8’8’7’7’
12’1/2 mile min.5’ min4.2 Off-Street Facilities
62Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Off-Street Facilities Summary
OFF-
STREET
FACILITIES
PURPOSE MIN.
DEPTH
(FT)
MIN.
LENGTH
LANDSCAPE LIGHTING SIGNAGE /
MARKINGS
PUBLIC ART TYP. BLDG
FRONTAGES
RECOMMENDED
POLICIES
Residential
Sidewalk
Create safe,
walkable
neighborhoods
5 Full length
of parcel
In planted
area, see
Street Type
Pedestrian
and street-
scaled
lighting
None Ground sur -
face painting
/ stamping;
artistic
lighting
Front yards,
porches and
stoops
in networks and
connecting subdi -
visions; residents/
HOA responsible for
snow clearance.
Com -
mercial
Sidewalk
Create safe,
walkable
commercial
and mixed-use
districts.
10 Full length
of parcel
Protected
tree beds,
potted
vegetation
planter boxes
Pedestrian
and street-
scaled
lighting
and district
branding
Ground sur -
face painting
/ stamping;
artistic light -
ing; sculpture
(kinetic /
fountains;
planters
Gardens,
porches,
stoops,
lobbies,
patios and
storefronts
Support signage/
lighting encroach -
ments and on-street
dining where a
minimum of 5 feet
clearance can be
maintained; snow
clearance prioritized
Multi-use
Path
Provide a
pathway for
wheeled and
pedestrian
users, linking
them to
neighborhoods
and community
amenities
10 Full length
of parcel
Context-de -
pendent, see
Street Type
Pedestrian
and street-
scaled
lighting
fixtures
fixtures
fixtures
Focus on fixing gaps
and flowers,
Wayfinding
Wayfinding
and district
branding
Ground sur -
face painting
/ stamping;
artistic light -
ing; sculpture
(kinetic /
fixed/; seating;
fixed/; seating;
fountains;
planters
Gardens,
porches,
stoops,
lobbies,
patios and
storefronts
Support signage/
lighting encroach -
ments and plantings,
snow clearance
prioritized.
63Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Off-Street Facilities Summary (cont.)
OFF-
STREET
FACILITIES
PURPOSE MIN.
DEPTH
(FT)
MIN.
LENGTH
LANDSCAPE LIGHTING SIGNAGE /
MARKINGS
PUBLIC ART TYP. BLDG
FRONTAGES
RECOMMENDED
POLICIES
Enhanced
Multi-use
Path
Uses markings,
signage / sur -
face treatments
to delineate
space for dif -
ferent users of
a high-volume
multi-use path
16 1/2 mile Low plant -
ings and
street trees
permitted
Pedestrian
and street-
scaled
lighting
fixtures
fixed); seating;
fix-it stations and
and district
Wayfinding
branding
Ground
surface
stamping;
lighting; sculp -
ture (kinetic /
fountains;
planters
Campuses,
gardens,
porches,
stoops, lob -
bies, patios,
storefronts,
fences,
parking
Regular landscape
and path mainte -
nance; snow clear -
ance prioritization
Bike /
Scooter
Parking
Provide conve -
nient and visible
storage
7 None None Bollard or
pedestrian
lighting
optional
Instruc -
tional and
district
branding
N/A N/A Maintain cleanliness
and functionality;
locker facilities
where feasible
Stormwater
Planter
Provides
stormwater
management
in urban areas
and public
spaces.
7 5 feet Dense
wet- and
dry-tolerant
vegetation,
native where
possible, mix
of breeds,
soil suited for
bioretention
None As required Incorporated
with land -
scape design
Gardens,
porches,
stoops,
lobbies,
patios and
storefronts
Maintain cleanliness
and stormwater
functionality,
promote public
education of facility
Bioswale Provide storm -
water manage -
ment in rural
and low-density
areas, and
public spaces
12 Full length
of parcel
As required Street
lighting
optional
As required Designed
stormwater
management
Fields, yards,
campuses,
fences,
parking &
as traffic
calming
Maintain cleanliness
and stormwater
functionality
64Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Mobility Lane Cycle Track On-street Parking Bike / Scooter Parking
Provides safe,
convenient and
connected routes
for bikes, scooters,
skateboards, and
other forms of
micro-mobility.
Provides safe,
convenient and
connected routes
for bikes, scooters,
skateboards, and
other forms of
micro-mobility.
Provides short-term
convenience parking.
Provides convenient
and visible storage
adjacent to on-street
facilities and slow
streets where users
share space with cars.
8’16’7’7’1/2 mile min.1/2 mile min.20’20’4.3 Curbside Facilities
65Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Bus Stop Delivery / Pick-up and
Loading Zone
Curb Extension Parklet
Provides safe and
convenient loading
and offloading of
transit vehicles.
Provides safe and
convenient short-term
drop offs and pick
ups for ride-sharing
and delivery apps.
During designated
times, supports bulk
deliveries for retailers.
Expands the amount
of space dedicated
to the sidewalk, calm
traffic, and enhance
pedestrian visibility.
Expands the amount
of space dedicated
to the sidewalk in a
temporary or quasi-
permanent structure.
17’7’7’7’length of bus24’18’20’4.3 Curbside Facilities (cont.)
Expanded purpose of Mobility Lane &
Cycle Track to include additional forms of
micro-mobility
66Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Curbside Facilities Summary
Mobility
Lane
8
(includ -
ing
buffer)
1/2 mile Bollards,
paint
striping, low
plantings,
planters and
street trees
permitted in
buffer and
outside curb
Include
in design
of street
lighting
Directional
and street
safety
N/A N/A
Cycle Track 16
(includ -
ing
buffer)
1/2 mile Bollards, low
plantings,
planters and
street trees
permitted in
buffer and
outside curb
Include
in design
of street
lighting
Directional
and street
safety
N/A N/A
On-street
Parking
Provide short-
term conve -
nience parking
7 20 feet None Include
in design
of street
lighting
Rules and
restrictions
N/A N/A Price demand for
on-street parking
Bike /
Scooter
Parking
Provide
convenient and
visible storage
adjacent to
on-street facil -
ities and slow
streets where
users share
space with cars
7 N/A Corner
bollards
permitted
N/A Instruc -
tional and
district
branding;
painted
boundary
and
transitions
N/A N/A Maintain cleanliness
and functionality
CURBSIDE
FACILITIES
PURPOSE MIN.
DEPTH
(FT)
MIN.
LENGTH
LANDSCAPE LIGHTING SIGNAGE /
MARKINGS
PUBLIC ART TYP. BLDG
FRONTAGES
RECOMMENDED
POLICIES
Provide safe,
convenient and
connected
routes for bikes,
scooters, skate-
boards, and
other forms of
micro-mobility.
Protected facilities
preferred. Regular
street sweeping,
snow clearance
priority and surface
deterioration fixes.
Protected facilities
preferred. Regular
street sweeping, snow
clearance priority and
surface deterioration
fixes; repaint as
needed.
Provide safe,
convenient and
connected
routes for bikes,
scooters, and
other forms of
micro-mobility.
67Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Curbside Facilities Summary (cont.)
CURBSIDE
FACILITIES
PURPOSE MIN.
DEPTH
(FT)
MIN.
LENGTH
LANDSCAPE LIGHTING SIGNAGE /
MARKINGS
PUBLIC ART TYP. BLDG
FRONTAGES
RECOMMENDED
POLICIES
Bus Stop Provide safe
and convenient
loading and
offloading of
transit vehicles
17
(travel
lane +
pedes -
trian on
board -
ing)
Length of
bus
Bollards and
low plantings
permitted
Pedestrian
and street-
scaled
lighting
fixtures
Instruc -
tional and
district
branding;
painted
boundary
and
transitions
Artistic
shelter
N/A Keep clear of debris,
maintain markings,
and prioritize lane
blockage clearance
Delivery
/ Pick-up
and Load -
ing Zone
Provide safe
and convenient
short-term
drop offs and
pick ups for
ride-sharing
and delivery
apps. During
designated
times, supports
bulk deliveries
for retailers
7 24 feet None Include
in design
of street
lighting
Painted
curb,
rules and
restrictions
(permitted
hours)
N/A N/A Balance needs of
businesses and
street users. Enforce
time limits for
delivery / pick-up
and adjust use of
this zone as needed
to accommodate
mix of users.
This text was modified
to remove specific
hours of use
68Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Curbside Facilities Summary (cont.)
Curb
Extension
Expand the
amount of
space dedi -
cated to the
sidewalk, calm
traffic, and
enhance pedes -
trian visibility
7 18 feet Bollards, low
plantings and
street trees
permitted
Include
in design
of street
lighting
and/or user
provided
lighting
Gateway/
district
branding
and
wayfinding
fixed); seating;
fixed); seating;
Ground sur -
face painting
/ stamping;
artistic light -
ing; sculpture
(kinetic /
fountains;
planters
Gardens,
porches,
stoops,
lobbies,
patios and
storefronts
Maintain cleanliness
Parklet Expand the
amount of
space dedi -
cated to the
sidewalk in a
temporary or
quasi-perma -
nent structure
7 20 feet Bollards
and planters
required.
Ideal to have
a wheel stop
4 ft from
each end
User-pro -
vided
lighting
Information
and district
branding
Artistic light -
ing; sculpture
(kinetic /
fountains;
planters
Gardens,
porches,
stoops, lob -
bies, restau -
rants, and
storefronts
Maintain cleanliness
and structural
integrity
CURBSIDE
FACILITIES
PURPOSE MIN.
DEPTH
(FT)
MIN.
LENGTH
LANDSCAPE LIGHTING SIGNAGE /
MARKINGS
PUBLIC ART TYP. BLDG
FRONTAGES
RECOMMENDED
POLICIES
69Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Bicycle and Pedestrian Plan 2009 Map
Bicycle and Pedestrian Plan Map
• Proposed facilities show future new alignments
• Added parks & greenways per Parks Dept
• Added cycle track to legend
• Added note w/link to online, governing map
• Regional Trail added to legend
70Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Recommended Update
LEGEND
Regional Trail
Multi-use Path
Mobility Lane /
Cycle Track
Greenway
Sidewalk
Proposed Multi-use
Path
Proposed Mobility
Lane / Cycle Track
Proposed
Greenway
Grade-separated
Crossing
Public Park
Water body
River
Municipal Limits
Note: paths are required
on both sides of all streets
where they are identified
unless otherwise noted.
Mobility and Pedestrian Plan Map
N
Note: The Mobility
and Pedestrian
Plan Map found at
carmelcomprehensiveplan.
com is the governing map
and one to reference for use.
N
W 146th St
W 141st St
W 131st St
W 116th St
W 106th St
W 96th StMich
igan
Rd
/
US
421
I-465 US 31Keystone PkwyW 136th St
Towne RdDitch RdHazel Dell PkwyE 126th St Gray RdGray RdE 106th St
E 116th St
Westfield BlvdCollege AveRangeline RdWest RdShelborne RdClay Center RdSpring Mill RdOak Ridge RdCarey RdGuilford RdIllinois StRiver RdPennsylvania StMain St Main St
• Added parks & greenways per Parks Dept
• Added note w/link to online, governing map
71Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Bicycle and Pedestrian Loops Graphic Update
Bicycle Pedestrian Loops Map
LEGEND
West Loop
Village Loop
City Center Loop
Cool Creek Loop
White River Loop
East / West Routes
North / South
Routes
Future Routes
Monon Greenway
Roadway
River
Municipal Limits
Public Park
Water body
Note: The Bicycle and
Pedestrian Loops
Plan Map found at
carmelcomprehensiveplan.
com is the governing map
and one to reference for use.
N
W 146th St
W 141st St
W 131st St
W 116th St
W 106th St
W 96th StMich
igan
Rd
/
US
421
I-465 US 31Keystone PkwyW 136th St
Towne RdDitch RdHazel Dell PkwyE 126th St Gray RdGray RdE 106th St
E 116th St
Westfield BlvdCollege AveRangeline RdWest RdShelborne RdClay Center RdSpring Mill RdOak Ridge RdCarey RdGuilford RdIllinois StRiver RdPennsylvania StMain St Main St
72Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Subarea
Plans
5
73Process | Policy Goals | Dev. Patterns | Street Typologies | Streetscape Facilities | Subarea PlansCARMEL COMPREHENSIVE PLAN (DRAFT)
Subarea Plan
This is a placeholder where future subarea plans will be added as they
are developed.
74CARMEL COMPREHENSIVE PLAN (DRAFT)
Amendment
Log
Amendment Log
This is a placeholder where the details of future adoption and
amendment information will be tracked.
CARMEL COMPREHENSIVE PLAN (DRAFT)