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Home My WebLink AboutPresentation_Final 08-25-25RATIO DESIGN CNO SITE DEVELOPMENT CITY OF CARMEL2025 CARMEL'S NEXT GREAT NEIGHBORHOOD A natural, diverse neighborhood heart for Carmel. Designed to live, work, and play at the center of what’s next. Headwaters CITY OF CARMEL 2 CARMEL'S NEXT GREAT NEIGHBORHOOD 3Headwaters The community spoke. We Listened. Headwaters 3 Community Insights A mix of all Gathering & Leasure Shopping & Eating Housing Workplace 55% 22% 10% 9% 4% CARMEL'S NEXT GREAT NEIGHBORHOOD 4Headwaters What should the main pupose of the district be? 5Headwaters Community Insights What public space types are most important? CARMEL'S NEXT GREAT NEIGHBORHOOD Green Space & Shade 77 % Art, Event, & Gathering 36 % Play & Recreation 26 % Seating & Quite Areas 23% Water Features 19% Connected Diverse Parks-Oriented Water-Integration Human-Scaled Age-In-Place Opportunities 6HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Where we started An innovative, program-rich place that fits Carmel’s identity while offering something new. • Water features praised as unique and engaging • Strong spatial organization and functionality • Innovative compared to other projects • Supports diverse programming • Innovatively aligns with Carmel’s identity CARMEL'S NEXT GREAT NEIGHBORHOOD 7Headwaters What people are saying CARMEL'S NEXT GREAT NEIGHBORHOOD 8Headwaters Like the water features as something different... I love the green roofs!I like the '5 points' public space. WATER FEATURES GREEN ROOFS PUBLIC / GREEN SPACE 41 upvotes 7 upvotes 5 upvotes " "" This is a great opportunity for Carmel to do something different! CIVIC OPPORTUNITY 3 upvotes " Headwaters Opportunities for Change 9CARMEL'S NEXT GREAT NEIGHBORHOOD • Highlight diversity of housing types • Clarify scale and ecological role of water, and it's value as a catalyst for growth and connectivity • Emphasize flexibility and activation of parks • Strengthen bike and pedestrian connectivity Shaping a Balanced Vision: Strengthening Housing, Parks, and Community Connectivity. Housing Diversity Design Response 10HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 11HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Design Response Diversity of Demand Creates Vibrancy We've ensured the right mix of homes for a vibrant, inclusive community. New Professionals Young Families Workforce Service Cultural Diversity Divergent Health Couples Retirees & Active Elders 25YO 30 YO 35YO45YO 55YO 65YO Th e F o r u m The Landing The Pier 12HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Senior Focused Continuing Care + Independant Condominiums Condominiums Condominiums Family Oriented Workforce Oriented Water's Key Role Design Response 13HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Balancing Ambition with Practicality. How the water supports ecology, growth, and connectivity. 14HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Design Response Water contains non-point source pollutants and sediment. Aquatic plants filter 75% of the non-point source pollutants and sediments Cleansed water is suitable for recreation WEIR WEIR WEIR Tertiary treatment cell removes remaining non- point source pollutants 15HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Stormwater Treatment Train Concept Stage 01 STROMWATER ENTERS Stage 03Stage 02 Lake 16HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Stormwater Treatment Train Concept STORMWATER SOURCE FEATURE WEIR 01 BELVEDERE + WEIR 02 BELVEDERE + WEIR 03 PEDESTRIAN BRIDGE 17HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD WATERSHED 440 ACRES CARMEL CREEK Water's Key Role 18HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD WATERSHED 440 ACRES CARMEL CREEK From Headwaters,a Community Flows. Consolidating the detention areas into a singular recreational amenity creates an armature that unifies disparate parcels and establishes a framework for future growth. Parks & Flexibility Design Response 19HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 20HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Shaping Flexible Public Spaces. Designing dynamic parks that adapt to events, play, and everyday use. 20HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Design Response 21HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 22HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 25% of site occupied by buildings 23HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 75 % of site dedicated to public space 24HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 25HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 26HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Connectivity Design Response 27HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Connectivity at the Human Scale 28HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 28HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Linking communities through walkable, bike-friendly design. 28HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Design Response 29HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Inventory & Analysis EXISTING MULTI-USE PATHS MONON TRAIL FUTURE CONNECTIONS FUTURE CONNECTIONS UNDER 31 CARMEL CREEK PARKS CNO DISTRICT PONDS WATERSHED MO N O N T R A I L MAIN STREET 116TH STREET WATERSHED 440 ACRES GU I L F O R D R O A D SP R I N G M I L L R O A D AUTUMN DRIVE TRAIL CNO DISTRICT CENTRAL PARK CITY CENTER DRIVE VETERANS PARK CARMEL CREEK Authentic Districts Design Response 30HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 31HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Design Foundation Gateway Evolutionary Planning Edges Framework Nature Districts Th e F o r u m The Landing Th e P i e r 32HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 33HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD The Pier A waterfront neighborhood where nature softens urban life. • Mixed residential types • Entertainment and dining • Urban greenways & trails • Waterfront park and amphitheater The Pier centers around a signature residential pier, a vibrant waterfront destination created by reimagining the regional stormwater system as a lively, urbanized water feature. Trails, plazas, and green corridors link a diverse range of homes with entertainment, retail, and recreation. Th e P i e r 34HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 35HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD The Landing Abusiness district redefined by livability & civic presence. Serving as the commercial heart of the development, The Landing supports the evolving Meridian Corridor. Anchored by a flexible multi-purpose park, this district blends hospitality, retail, office, and civic life within a connected, walkable environment. • Offices • Hotels and retail • Flexible civic plaza and event space • Active day-to-night street life The Landing RETAIL SPECIALTY RETAILHOSPITALITY + MEETING SU P P O R T F O R M E R I D I A N C O O R I D O R INCUBATOR OFFICES 36HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 37HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD The Forum An urban village anchored by culture, housing, and civic space. • Mixed-use residential • Civic and community gathering spaces • Cultural venues & retail frontages • Public plazas and urban edges Compact and walkable, The Forum is shaped by narrow streets, public plazas, and cultural destinations. This neighborhood brings together residential living with civic and retail amenities, all centered around a landmark plaza and fountain. Th e F o r u m CULTURAL HOTEL 38HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD A Day in Motion From Dawn to Dusk 39HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Gabby Santiago Social Media Manager Age: 25 PRICE NATURE SAFETY CONVENIENCE LIFESTYLE Mike & Hannah Smith Civil Engineer + Teacher Age: 30 PRICE NATURE SAFETY CONVENIENCE LIFESTYLE Tim & Mandy Green Retired VP of Finance + Caretaker / Age: 65 PRICE NATURE SAFETY CONVENIENCE LIFESTYLE Kim Johnshon Nursing Assistant Age: 35 PRICE NATURE SAFETY CONVENIENCE LIFESTYLE Dom & Mia Fleet Former Ind. Worker + Teacher / Age: 55 PRICE NATURE SAFETY CONVENIENCE LIFESTYLE 40HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Six stories, one place. Jason & Grace Lui Anesthesiologist Age: 45 PRICE NATURE SAFETY CONVENIENCE LIFESTYLE 41HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 1. Takes the dog on a walk 2. Hits the gym early before work 3. Grabs a coffee at retail along the walk 4. Goes to work in a hotel co-working space for a day away from WFX 5. Ventures to a live music show before bed Gabby Santiago Social Media Manager Age: 25 42HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 1. Work all day 2. Child at nearby daycare 3. Go to library 4. Then stroll in the central green 5. Have to pick up groceries and diapers at the big box store quick Mike & Hannah Smith Civil Engineer + Teacher Age: 30 43HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 1. Venture out for some coffee 2. View the latest exhibit at the event center 3. Entertain friends at a signature hotel bar 4. Then take grandkids to the library Tim & Mandy Green Retired VP of Finance + Caretaker / Age: 65 44HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 1. Drop off kid at daycare 2. Go shopping before before picking kid up 3. Get home and take kid to library 4. Need groceries so go to big box store 5. Stop by great lawn to play Kim Johnson Nursing Assistant Age: 35 45HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 1. Wake up and take care of mom 2. Get supplies for mom at big box store 3. Shop and entertain at Pier district 4. Invite friends to favorite hotel bar in The Forum Jason & Grace Lui Anesthesiologist Age: 45 46HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD 1. Mia goes for an early morning run 2. Dom enjoys confefe downstairs 3. Mia goes shopping with friends after work 4. They enjoy a walk to the central green to end the night Dom & Mia Fleet Former Industrial Worker + Teacher / Age: 55 47HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD CARMEL'S NEXT GREAT NEIGHBORHOOD 48HeadwatersCARMEL'S NEXT GREAT NEIGHBORHOOD Th e F o r u m Th e L a n d i n g Th e P i e r Total Forum PARCEL SF PARCEL SF 64,000 67,000 104,000 38,000 20,000 35,000 46,000 374,000 1,736,000 915,000 2.00 3,471,400 324,720 932,000 1,625,070 420,210 139,400 9%27%47%13%4% 775,000 48% 257,000 69% 50.7%52.7% 73% OPEN SPACE 2.0 747,400 0 40,000 601,340 57,060 49,000 48,000 46,000 59,000 30,000 12,000 26,000 36,000 2.20 2.00 2.00 2.20 2.00 1.40 2.00 140,800 134,000 208,000 83,600 40,000 49,000 92,000 RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL HOSPITALITY CIVIC RESIDENTIAL - - - - - - - - - - - 40,000 - - 126,720 120,600 187,200 79,420 - - 87,400 14,080 13,400 20,800 4,180 - - 4,600 - - - - - 49,000 - S1 SOUTH S2 S3 S4 S5 S5 S6 COVERAGE COVERAGE FAR FAR FAR AREA FAR AREA USEAGE » PRIMARY USE » OFFICE OFFICE HOSPITALITY HOSPITALITY RESIDENTIAL RESIDENTIAL RETAIL RETAIL CIVIC CIVIC Landing PARCEL SF 149,000 140,000 117,000 164,000 50,000 126,000 746,000 1,150,000 65% 398,000 53% 2.0 1,489,800 324,720 784,000 0 330,680 50,400 50,000 90,000 54,000 80,000 40,000 84,000 2.00 2.00 2.00 2.20 1.30 2.00 298,000 280,000 234,000 360,800 65,000 252,000 HOSPITALITY HOSPITALITY HOSPITALITY OFFICE RETAIL RETAIL - - - 324,720 - - 298,000 252,000 234,000 - - - - - - - - - - 28,000 - 36,080 65,000 201,600 - - - - - 50,400 W1 WEST W2 W3 W4 W5 W6 COVERAGE FAR FAR AREA PRIMARY USE » OFFICE HOSPITALITY RESIDENTIAL RETAIL CIVIC Pier PARCEL SF 118,000 80,000 80,000 86,000 198,000 54,000 616,000 1,500,000 41% 260,000 42% 2.0 1,234,200 0 108,000 1,023,730 62,470 40,000 56,000 30,000 10,000 56,000 88,000 20,000 2.40 1.40 0.50 3.20 2.10 2.00 283,200 112,000 40,000 275,200 415,800 108,000 RESIDENTIAL RESIDENTIAL CIVIC RESIDENTIAL RESIDENTIAL HOSPITALITY - - - - - - - - - - - 108,000 269,040 112,000 - 247,680 395,010 - 14,160 - -- -40,000 27,520 - 20,790 - -- E1 EAST E2 E3 E4 E5 E6 COVERAGE FAR FAR AREA PRIMARY USE » OFFICE HOSPITALITY RESIDENTIAL RETAIL CIVIC P1 P3 P4 AC 3,425,00017.8 1,982,000 148,000 520,000 45.5 3.4 11.9 SF P4 AC 775,00017.8 SF SOUTH NORTH N+S TOTAL » AC 78.6 3,425,000 1,712,500 50%50%2.00 875,250 3,425,000 1,500,000 750,000 375,000 1,500,000 1,150,000 575,000 287,500 1,150,000 775,000 387,500 193,750 775,000 34.4PierEAST WEST SOUTH Landing Forum 26.4 17.8 SF PARCEL COVERAGE TARGETS » FAREA Parcels SubmittedAS DEFINED BY COMPETITION BRIEF AS PROPOSED SUBDIVISION W1 W6 E1 E4 E2 E5 E6 E3 W5 W4 S1 S2 S3 S4 S5 S6 S7 W2 W3 RATIO DESIGN CNO SITE DEVELOPMENT CITY OF CARMEL2025