HomeMy WebLinkAbout2008-0922; Carol Schleif, Part 1Carmel Clay
Consolidate
d
Comprehens
ive PlanGround
Rules
website www.groundrulesinc.com
Carmel Clay
Consolidated
Comprehensi
ve Plan
PREFACE
TABLE OF CONTENTS
Preface
Acknowledgments ............................................................... 4
Comprehensive Plan Mandate ............................................5
Fulfillment of the Mandate ...................................................5
History section has been removed – important to Old Town –
add back please
Plan Objectives and Methodology .......................................6
Public Comment section has been removed – add back
please
Four Districts .......................................................................7
Part 1: Community Profile
Objective Profile ................................................................ 12
-Environmental Conditions ..............................................12
-Demographic Information .............................................. 13
-Development Trends ..................................................... 14
-Community Facility Inventory ........................................ 14
Part 2: Comprehensive Plan Essence
Comprehensive Plan Essence Introduction ...................... 16
City-Wide Policies and Objectives..................................... 17
East Carmel Policies and Objectives ................................ 22
North Central Carmel Policies and Objectives .................. 23
South Central Carmel Policies and Objectives.................. 24
West Carmel Policies and Objectives ............................... 25
Part 3: Land Classification Plan
Land Classification Plan Introduction ................................ 28
Parks and Recreation ........................................................29
Estate Residential ............................................................. 30
Low Intensity Suburban Residential...................................31
Suburban Residential.........................................................32
Urban Residential ..............................................................33
Attached Residential ......................................................... 34
Neighborhood Support Center .......................................... 35
Neighborhood Service Node.............................................. 36
Institutional Node .............................................................. 37
Community Vitality Node....................................................38
Employment Node .............................................................39
Regional Vitality Node .......................................................40
Core Support .....................................................................41
Secondary Core ................................................................ 42
Primary Core ..................................................................... 43
Appropriate Adjacent Land Classification Table ................44
Land Classification Map Description ................................. 44
Land Classification Map .................................................... 45
Part 4: Transportation Plan
Transportation Plan Introduction ....................................... 48
Thoroughfare Plan .............................................................49
Residential Street - Lane ...................................................50
Residential Street - Minor ..................................................51
Residential Street - Major ..................................................52
Collector Street ................................................................. 53
Urban Collector Street .......................................................54
Residential Parkway 2-Lane ............................................. 55
Residential Parkway 4-Lane ............................................. 56
Secondary Parkway .......................................................... 57
Primary Parkway ............................................................... 58
Urban Arterial .................................................................... 59
Secondary Arterial .............................................................60
Primary Arterial.................................................................. 61
PREFA
CE
CARMEL CONSOLIDATED COMPREHENSIVE PLAN 3
PREFACE
ACKNOWLEDGMENTS
City of Carmel Mayor
• James Brainard
City of Carmel Common Council
• John Accetturo
• Ron Carter
• Joseph Griffiths
• Kevin Rider
• Eric Seidensticker
• Rick Sharp
• Luci Snyder
City of Carmel Plan Commission
• Leo Dierckman
• Jay Dorman
• Dan Dutcher
• Wayne Haney
• Kevin Heber
• Kevin Rider
• Rick Ripma
• Carol Schleif
• Steven Stromquist
• Madeleine Torres
• Susan Westermeier
Department of Community Services
• Michael Hollibaugh, AICP, RLA
• Adrienne Keeling, AICP
Project Consultant
• Bradley Johnson, AICP with Ground Rules,
Inc.
4 CITY OF CARMEL, INDIANA
PREFACE
COMPREHENSIVE PLAN
MANDATE
FULFILLMENT OF THE
MANDATE
The State of Indiana, through Indiana Statutes, Title 36,
Article 7, as amended, empowers communities to plan with
the purpose of improving the health, safety, convenience,
and welfare of the citizens and to plan for the future
development of their communities to the end:
1. That highway systems [and street systems] be carefully
planned;
2. That new communities grow only with adequate public
way,
utility, health, educational, and recreational facilities;
3. That the needs of agriculture, industry, and business be
recognized in future growth;
4. That residential areas provide healthful surroundings for
family life; and
5. That the growth of the community is commensurate with
and promotive ??? of the efficient and economical use of
public funds (IC 36-7-4-201).
Indiana statutes state that communities may establish
planning and zoning entities to fulfi ll this purpose (IC 36-7-
4-201). A Plan Commission is the body responsible for
maintaining the Comprehensive Plan, which is required by
State law to be developed and maintained (IC 36-7-4-501).
Indiana Code 36-7-4-502 and 503 state the required and
permissible contents of the Plan. The required Plan elements
are listed below:
1. A statement of obj ectives for the future development of
the
jurisdiction.
2. A statement of policy for the land use development of the
jurisdiction.
3. A statement of policy for the development of public ways,
public places, public lands, public structures, and public
utilities.
Throughout the planning process and within the Carmel
Consolidated Comprehensive Plan, all of the State of
Indiana minimum requirements have been met or exceeded.
Some of the highlights include:
• The Carmel Consolidated Comprehensive Plan reflects
analysis of the community, existing land uses,
development
trends, land use suitability, economic feasibility, and
natural
land features.
• Public involvement provided guidance for this update.
The input exceeded the criteria required by the State by
providing several opportunities for people to share their
thoughts.
• Part 2: Comprehensive Plan Essence in the Carmel
Consolidated Comprehensive Plan fulfills the requirement
for establishing objectives for future development and a
policy for the development of public places, public land,
public structures and public utilities.
• Part 3: Land Classification Plan in the Carmel
Consolidated
Comprehensive Plan fulfills the requirement for a land
CARMEL CONSOLIDATED COMPREHENSIVE PLAN 5
PREFACE
PLAN OBJECTIVES AND
METHODOLOGY
Comprehensive Plan Update Objectives
The primary objectives for revising Carmel's 2020 Vision
Plan are to:
• Remove outdated and irrelevant information;
• duplicationduplicationIncorporate current policies and
objectives;
• Consolidate studies and plans that have been prepared
since
the 2020 Vision Plan was adopted;
• Distill the existing binder of planning documents into a
more succinct and simple document; (need to remove
arguments and irrelevant information in part 2)
• Introduce language to address the trend towards
redevelopment;
• Introduce language to address the trend toward
sustainability;
and
• Freshen the content to more accurately reflect the City's
planning vision for its planning jurisdiction. (need citizen
survey for this)
The revised plan has been given the name Carmel
Consolidated Comprehensive Plan (C3 Plan) because it
assembles the essence of each of the existing, independent
plans and studies relating to comprehensive planning.
Specifically, the C3 Plan utilizes information and plan
elements from the following documents:
• Carmel's 2020 Vision Plan;
• Development Plan and Strategies, U.S. 31 Corridor;
• 96th Street Corridor Study;
• Old Meridian Task Force Report;
• Integrated Economic Development Plan;
• Amended Redevelopment Plan; and
• Interim Report for INDOT U.S. 31 Improvements.
Because the City is interested in utilizing a form-based
regulatory system in the future, this plan also establishes the
foundation for such a tool. The C3 Plan identifies where
form-based regulations, hybrid regulations (balanced
traditional and form-based regulation), and traditional
regulations are appropriate.
As the City develops, urbanizes, and redevelops, more and
more detailed planning is expected to be necessary. This
plan establishes a framework for subsequent, more focused
planning efforts. Instead of incorporating those plans as
addenda, the C3 Plan has a part for easily adding the crucial
elements of those plans. Additionally, a standard format is
established to dictate consistency as the C3 Plan evolves.
Methodology
Initial Public Input: The process for this update began in
October of 2005 with multiple opportunities for public
engagement. The planning team held meetings with the
following groups:
• Carmel/Clay School Board;
• Neighborhood association presidents; (SW Clay HOA
presidents were not notified)
• Business leaders;
• East Carmel general public;
• Central Carmel general public;
6 CITY OF CARMEL, INDIANA
PREFACE
FOUR CITY DISTRICTS
Planning for Four Unique Districts
Historically, the City of Carmel and Clay Township was a
homogeneous area consisting of farms, rural residential,
estate homes, small town residential and small town
downtown commercial development. The construction of I-
465 (1960's) and S.R. 431/Keystone (1960's), and
significant upgrades to U.S. 31 (1970's) in Clay Township
all led to an evolution of many types of development in the
City and Township.
Today the City has an urbanizing core, an employment
corridor, significant redevelopment sites, many styles of
residential development and multiple commercial areas.
The evolution of the City and township has also resulted in
distinguishable planning districts.
To facilitate more effective planning, the City of Carmel
recognizes the uniqueness of four districts; East Carmel,
North Central Carmel, South Central Carmel and West
Carmel (see illustration below). The district boundaries
were determined by evaluating, physical
boundaries,(mainly US31, 116th & Keystone).
Although there technically are boundaries drawn on the
map between planning districts, it is not intended to be a
"hard" division. Rather, the reader should view the divisions
as generally conceptual, reflective of how the community
has evolved over the decades, and to help organize planning
policy development and to guide decision-making.
Therefore, an area on the edge of one district would be
evaluated independently to determine which policies best fi
t that area.
East Carmel Characteristics
East Carmel is unique compared to the other three districts
because it typifies suburbia with curvilinear streets,
dominantly single-family homes, and a small number of
employment or commercial developments. More
specifically, the district contains a large number of
neighborhoods with custom-built homes and has very little
integrated commercial development. Aside from the
commercial corridor along East 96th Street (the south
boundary), there are two existing integrated commercial
areas within this district: Brookshire Village Shoppes and
Hazel Dell Corner. A third is planned within the Legacy
Town Center at 146th Street and River Road. There are also
two commerce centers along 146th Street just outside of
Carmel, Bridgewater Shoppes and Noble West.
East Carmel has a variety of recreational amenities
including ten parks and an evolving river greenway. It also
has three golf courses. The Carmel Dad's Club owns and
operates Badger Field Sports Complex, and maintains a
partnership
with Carmel Schools to help meet community recreation
needs.
The White River aquifer in East Carmel has provided the
community with an abundance of high quality water
resources; which has been effectively tapped by Carmel's
water utility to serve the public need. Much of East Carmel
falls within the aquifer and wellhead protection areas,
designed to ensure the safety and quality of this public
resource. Public and private decision making must give due
PREFACE
North Central Carmel Characteristics
North Central Carmel is clearly unique in comparison to the
other districts, in that it is an urbanizing core, parks, historic
and older residential areas, as well as a mix of newer,
residential and mixed-use and commercial areas. With
careful planning, the district has evolved toward a more
walkable, vibrant downtown with significant mixed-use
vitality, including Carmel City Center, the Arts and Design
District, and the Old Meridian District.
No longer are the tallest structures two stories and suburban
in character. Numerous four-story or higher buildings have
been built or are in the process of being built in this district.
Many new buildings are also being built to the front
property line, further evolving the pedestrian character of
the area.
North Central Carmel has two parks, the Monon Greenway,
and one golf course; which is expected to be redeveloped in
the near future (site specific- could mention in part 3). It is
bordered by two dominant street corridors, U.S. 31 and
Keystone Parkway, which contribute to and support the
growth and vitality of this area.
The North Central Carmel district contains multiple
suburban style commercial retail areas including:
Merchants' Square, Clay Terrace, Kroger Plaza, and the
Center.
The district also includes a wide mix of residential
developments including historic residential, suburban
residential, , townhouses, flats, apartments, and
condominiums.
The district has significant employment areas, including a
high concentration of office and health care development.
The U.S. 31 Corridor and the Carmel Science and
Technology Park are the main focus of employment-type
development, but many other small office buildings are
distributed throughout North Central Carmel. Carmel St.
Vincent Hospital and Clarian North/Riley Hospital have
acted to energize health care as a major industry and
employer in the U.S. 31 corridor.
South Central Carmel Characteristics
Much of South Central Carmel's uniqueness from the other
districts comes from the significant number of 1950
through 1970's style residential developments and the
Home Place village. The district also has intermingled areas
of large-lot residential, including the homes abutting
Woodand Country Club. A limited number of apartments
and condominiums also exist.
The north boundary is. 116th Street (this and the map need
to be changed to reflect the plan commission’s denial of
Townhomes @ Central Park. It was agreed that the
transition was to take place at 116th
.) Limited bicycle and
pedestrian facilities exist in this area to connect people to
the amenities in North Central Carmel.
The south boundary includes employment areas along the I-
465 and 96th Street corridor. Similarly, bicycle and
pedestrian facilities are lacking to convey people to these
destinations.
South Central Carmel has several parks including the
Monon Center, Central Park, Monon Greenway. and two
PREFACE
West Carmel Characteristics
West Carmel remains unique as an area with many rural
characteristics even after the development of many
suburban residential subdivisions. Historically, West Carmel
was dominantly horse farms, estate homes, agricultural
land, and open space. The district is still distinguished from
the East Carmel district by significantly lower density
residential and substantial estate homes which act to
maintain open space character.
This area has a strong sense of place established from its
origin as a region for estate homes and horse farms. Pride of
place and rural living have historically characterized the
values of many of the districts residents; however, as the
area continues to develop, there has been more emphasis on
quality infrastructure, recreational? amenities (e.g. parks and
trails) and ball fields (e.g. Dad's Club facilities on 126th and
on Shelborne).
Although West Carmel is a larger geographic area than
the other districts, it has a lower density per acre. The
population in West Carmel is served by two significant
public parks and two golf courses. It also is the home to
one of the most well known traditional neighborhood
developments in the Midwest, the Village of West Clay.
West Carmel contains the most substantial number of
undeveloped parcels and has the least developed road
network. West Carmel has many non-through streets and
gated communities, and continues to rely more heavily on
the original county road network partly due to low density
development. As this area has been annexed into Carmel,
the road system has been upgraded from two-lane county
roads to two-lane boulevards with multi-use paths and
roundabouts at major street intersections. As the
infrastructure has been improved, residents have
emphasized the need for continued investment in pedestrian
facilities, for improved mobility, and for health benefits.
Regional mobility is provided by two north-south highway
corridors, U.S. 421 and U.S. 31. 116th Street and 146th
Street function as cross-county connectors, linking I-65 to I-
65, thus linking Carmel, Zionsville, and Fishers.
The West Carmel district currently has two commercial
areas, Michigan Road corridor which serves as a regional
destination, and the Village of West Clay, which functions
as a local serving neighborhood commercial node.
Additionally, the Town of Zionsville, 86th Street corridor
and new commercial development along 146th Street near
U.S. 31 are also recognized for providing commercial
amenities to West Carmel residents.
CARMEL CONSOLIDATED COMPREHENSIVE PLAN 9
PREFA
CE
10 CITY OF CARMEL,
INDIANA
Carmel
Consolidated
Comprehensi
ve Plan
PART 1: COMMUNITY PROFILE
OBJECTIVE PROFILE
Environmental Conditions do we have a map
of sensitive areas?
The following environmental features exist in the City's
planning jurisdiction.
River, Floodplains and Riparian Areas: The most significant
environmental feature in the planning jurisdiction is the
White River and its associated floodplain and riparian areas.
Situated on the eastern boundary of the planning
jurisdiction, the river provides an opportunity for people to
connect to the environment. The floodplain area of White
River is fairly extensive along its western bank. In certain
segments this floodplain reaches nearly one-half mile from
the centerline of the river and provides for the most
extensive expanse of undeveloped and natural landscape in
the township.
Other streams and creeks traverse the planning jurisdiction
eventually draining into the White River. While Cool Creek
has been predominantly urbanized, its most basic floodway
has been preserved as a natural amenity. Williams Creek,
west of Meridian Street, is another environmental corridor
that has large segments still undeveloped.
Wetlands: Another environmental feature associated with
waterways that exists in the planning jurisdiction is
wetlands. Several wetlands designated on the National
Wetland Inventory Maps exist within the planning
jurisdiction.
Woodlands?: A study conducted in (date) by the Indiana
Department of Transportation (INDOT) for U.S. 31
indicates that less than 10% of Hamilton County remains as
woodlands. Very few original woodland areas have survived
in Carmel. Most of these woodland concentrations occur
along the White River or other streams and tributaries such
as Cool Creek or Williams Creek.
Groundwater: Ground water is a significantly important
feature in Carmel as the water supply system for residents
comes from this source. The groundwater sources are found
in the sand and gravel aquifer system of the West Fork of
the White River valley. Groundwater is available at depths
of 50 - 400 feet in the glacial drift with wells yielding
several hundred gallons per minute. The City of Carmel has
designated areas around these wells as "wellhead protection
areas" to help protect the quality of the available drinking
water.
Should we have wording here about protection of these
environmental areas?
Demographic Information
The following demographic information relates to the City
of Carmel and the surrounding communities and State. All
census information was gathered by the Indiana State
Library and all non-census information was prepared by the
Department of Community Services.
Population Growth: The City of Carmel has undergone
tremendous growth in the last twenty-five-year period. The
population has increased from 18,300 residents in 1980 to
68,700 in 2007. (See Table below) Need figure numbers,
graph titles, and axis labels.
70,000
60,000 --
PART 1: COMMUNITY PROFILE
Education: Carmel has a higher high school graduation rate
than the State of Indiana (97.0% compared to 82.1%) and
Hamilton County (94.2%) but a lower rate than Fishers,
Indiana (98.2%). The number of adults with Bachelor's
degrees or higher in Carmel is 58.4% compared to the State
of Indiana's rate of 19.4%. The rate for both categories
exceeds the rates for Indianapolis, Westfield, Noblesville,
and Hamilton County.
I HS Graduation Rate □ Bachelors Degree or Higher
100.0%
90.0
% J
80.0%
70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
90 5% 90 8% 94
4%
813% 82
1%
584% 60 1% 60 1%
: - - 48 9%
40 9%
3b
6U/
-
25
4%
- 19
4%
Carmel West field Noblesville Fishers Zionsville Indianapol
Income: The median income divides the income distribution
into two equal groups, one having incomes above the
median, and other having incomes below the median.
Carmel's median household income has increased by 50%
from 1990 to 2000, an increase of $27,000. The state's
median household income increased by 44% during the same
period, while Hamilton County's median household income
increased by 55%.
Median Home Value: The median home value divides the
total data into two equal parts: one-half of the home values
fall below the median and one-half of the values exceed the
median.
Carmel's median home value was $205,400 for 2000.
Zionsville was the only surrounding community with a
higher value in 2000 ($246,300). Carmel's median home
value exceeded the State's median value by $112,900. More
current numbers are available from a realtor
When comparing the percent increase in median home
values, the City of Carmel falls behind all of the
surrounding areas. Carmel's median home value increase
from 1990 to 2000 was 44.1%. During that same time
period, Noblesville increased 52.7%, Fishers increased
51.6%, Westfield increased 95.7%, Zionsville increased
73.3%, Hamilton County increased 56.2% and the State of
PART 1: COMMUNITY PROFILE
Development Trends
The following is a summary of the development trends
experienced by the City of Carmel
Building Permit Trend: The number of permits issued
each year is dominated by single family residential with an
average of 635 permits being issued each year. The peak for
single family residential permits over the past seven years
was in 2001 with 797 permits issued. Note that the chart
below represents the number of permits, not the number of
units. Demand would show this better than permits issued.
Vacancy rates and expired listings of different housing
types, as well as the total number of units would be more
helpful for us. There is a time lag between permits and
demand.
■ Sin le
Family
2001
.
2002
.
Town Homes ■
Multi-Family
Two-Family
21 0 107
2004
. E
—"
6
13 607
7
2006
. IP
18122
2007
.
0 100 200 300 400 500 600 700 800 900
1000
Dwelling Units Trend: The number of new dwelling units
in Carmel's planning jurisdiction has generally been
dropping every year since 2002. This trend likely reflects
multiple factors including: a regional slow down in the
economy, stricter regulations and review process, and a
transition from greenfield development toward
redevelopment.
0
2001 79 7 41 160
T
otal
4
2002 66
4
1631 1 359
T
otal
0 1
ma /ti 119
1,0
9
6 89 Tot
4 CITY OF CARMEL, INDIANA
0
2004 7 47 14 8 II
/ XX |l 1 63 li al
10 6
5
T
o
al ( Single Famil
Town Homes
Two-Family
Multi-Family
2006 451 | 122 82 3
2007 419 148 57
To
al
I 200 400 I 600 800 1000 1200 1400 1600
1800
munity Facility Inventory
The following is a summary of the community
facilities within the City of Carmel.
Schools: Within the Carmel Clay school district, there are
15 public schools: Carmel High School, Clay Middle
School, Carmel Middle School, Creekside Middle School,
and eleven elementary schools. There are also three private
schools in the City's jurisdiction: Our Lady of Mount
Carmel Elementary School, Academy Plus and University
High School.
Parkland: Public parkland sites in the City's jurisdiction
have increased significantly in recent years. The following
parks are maintained by the Carmel/Clay Department of
Parks and Recreation: Carey Grove Park, Flowing Well
Park, Lenape Trace Park, Hazel Landing Park, Lawrence W.
Inlow Park, Meadowlark Park, Monon Greenway, Pleasant
Grove Park, Prairie Meadow Park, River Heritage Park,
River Road Greenway, and West Park. Central Park, Cherry
Tree Park, and Founders Park are in various stages of
planning and construction and will soon be added to the list
of available parks for residents to enjoy. In addition to the
local parks, there are three parks maintained by the
Hamilton County Department of Parks and Recreation:
Coxhall Park and Gardens, River Road Park, and Carmel-
Clay Park.
Golf Courses: There are numerous public and private golf
courses within the City's jurisdiction. They include Plum
Creek Golf Club, Prairie View Golf Club, Mohawk Hills
Golf Club, Crooked Stick Golf Club, Brookshire Golf Club,
Twin Lakes Golf Club, Sunrise Golf Club and Woodland
Country Club.
Civic Facilities: The City of Carmel has several facilities
including: City Hall located in Carmel Civic Square, the
Police Department, the Fire Department with six fire
stations, the Carmel Water and Sewage Utilities
Department, the Carmel Clay Communications Center, the
Department of Engineering, the Department of Community
Services, Carmel Street Department and the Carmel/Clay
Parks and Recreation Department.
Athletic Fields: In addition to various school athletic
facilities, the Carmel Dads' Club manages a youth sports
program and several fields throughout Clay Township for
sports including Baseball, Soccer, Football, Rugby and
Lacrosse.
2-8 of 2020 plan has a Land Use Acreage Chart that is real
nice. Could we do one by area.? ( FC Tucker)
2-9 of the 2020 plan has commercial stats that are also good
(FC Tucker) showing retail vacancy rates, office vacancy
rates and Class A,B & C building present by square footage,
current and projected. This would be helpful, especially if
broken out into all 4 areas of Carmel.
Indiana increased 72.9%.
1990
■ $92,500 $53,500 $246,30
0
| $166,300
I $106,500 $98,500 ■
$61,100
__ $142,100 ■
_--_-_- _1--_-- ___^^H __ $106,500 $161,500
144,900
J
g 94,900 3,100 | $205,400
^^^B I $13
| $68,000
$ 42,500
| 2000 | 1990 | 1980
$41,56
Indiana $28,79 7
$ 7,582 7
| $71,026
Hamilton County $45 748
$24,407
$40,154
Indianapolis $29,08
$18,674
|
$81,770
Zionsville __ I 02
$ $27,615 638
Fishers $52,100 ■
$26,682
| $61,455
Noblesville H $36 652
$20,095
■
$52,96
3
Westfield $30,417
$19,83
0
J
$81,583
Carmel $54,505
I
$0 $10,000 $20,000 $30,000 $40,000 $50,000 $60,000 $70,000 $80,000
$90,000
$50,000 $100,000 $150,000 $200,000 $250,000
Poverty Rate: The poverty rate for Carmel in 2000 was
2.5% compared to 2.9% for Hamilton County and 9.5%
for the State of Indiana. In comparison to the
surrounding communities, Carmel has the second lowest
poverty rate behind Fishers (1.8%).Left axis: add “%”
CARMEL CONSOLIDATED COMPREHENSIVE PLAN 13
2000
Indian
a
Hamilton
County
Indianapolis
Zionsville
Fishers
Noblesville
$0
14.0 4
0.0
50,000 --
40,000 --
1990
The population distribution for the City of Carmel for the year
2007 is shown below(source?). The largest segment of the City's
population is the 5 to 14 (school age) year old range. The 35 to 44
year old range ranks second with 45-54 year olds ranking third.
85 years and
over 75 to 84
years 65 to 74
I 740 2,040
\3.
440 60
,46
0
11,8
1
)
55 to 64 years I 7 2
45 to 54 years 11
35 25 to to 44 34 years years I____ ■ 6,500
15 to 24 years 1-------^_^ 49
0
12,
0
iO
5 to 14 years
Under 5 years
10,000 12,000 14,000
This graph says we will be needing large lots for young
families... need a comprehensive survey.
12 CITY OF CARMEL, INDIANA
Carmel
Westfiel
d
Noblesvi
lle
007)
1980 2000 2010
0
0
2,000 4,000 6,000 8,000
golf courses;.
Despite significant park and public amenities in this area,
pedestrian mobility is limited, making it difficult for people
to connect with the amenities and jobs by means other than
the automobile.
South Central Carmel has two strong street corridors,
Westfield Boulevard and College Avenue, which provide
good north/south connectivity for vehicles. Regional
north/south connectivity is also provided with U.S. 31 and
Keystone Parkway. Convenient east/west connectivity is
limited to 106th Street and 116th Street.
The South Central Carmel district has one commercial
district, Home Place, and some additional pockets of
commercial development along the 96th Street Corridor.
Additionally, the Nora 86th Street corridor and Keystone
Crossing area provide commercial amenities to South
Central Carmel.
A growing restaurant and service area at U.S. 31 and 96th
Street offers residents and workers in this area further
options for shopping and dining.
8 CITY OF CARMEL, INDIANA
consideration to his important resource.
The presence of quarry and aggregate mining operations
along the White River creates the need to balance the
legitimate needs of the nearby residents and the quarry as a
supplier of material used for local construction.
CARMEL CONSOLIDATED COMPREHENSIVE PLAN 7
West
Carmel
• West Carmel general public (2 meetings); (where is the
summary of this input in this document? This was outlined
in the last comp plan)
• High school students; and
• Chamber of Commerce leadership.
• Where is the citizen survey? This was done for the last
comp plan update and included over citizens, done with 3rd
party surveys of over 1000 people, as well as focus groups.
Community Study: Once the first round of public input
was complete, the consulting team focused on intensive
study of the built environment and research into existing
planning documents. This step included several meetings
with Carmel's planning staff and leadership.
Document Drafting: Concurrent with studying the
community, the planning team began drafting the Carmel
Consolidated Comprehensive Plan. Immediately following
the first full draft completion, the City scheduled a public
open house for the public and interest groups to provide
feedback about the plan.
Implementation
The Carmel Consolidated Comprehensive Plan contains
general policies intended to guide and influence growth,
development, and vitality of the City as it continues to
evolve. Achieving the goals in the plan will require effort
and support by residents, developers, the business
community, the faith community, and government. The C3
Plan will be implemented by public and private investment
in the city through subsequent specific ordinances,
programs, zoning decisions, and actions by the
Redevelopment Commission and Common Council.
use
development policy.
• Part 4: Transportation Plan in the Carmel Consolidated
Comprehensive Plan fulfills the requirement for
developing
a public ways policy.
Street Classification Comparison ...................................... 62
Thoroughfare Plan Map Description ..................................62
Thoroughfare Plan Map .....................................................63
Bicycle and Pedestrian Facility Plan ................................. 65
Residential Sidewalk ......................................................... 66
Urban Residential Sidewalk .............................................. 67
Urban Commercial Sidewalk .............................................68
Side Path ...........................................................................69
On-Street Bicycle Lane ..................................................... 70
Off-Street Urban Trail ........................................................ 71
Off-Street Trail ...................................................................72
Bicycle and Pedestrian Facility Classification Comparison
........................................................................................... 73
Bicycle and Pedestrian Plan Map Description .................. 74
Transit Plan ....................................................................... 77
Commuter Line ..................................................................78
Intra-city Transportation System ....................................... 79
Transit Facility Plan ........................................................... 80
Part 5: Critical Corridors and Subareas
Critical Corridors and Subareas Introduction .................... 84
Future Studies and Plans ..................................................85
Keystone Parkway Corridor .............................................. 86
Keystone Parkway Corridor Plan ...................................... 87
U.S. 31 Corridor ................................................................ 88
U.S. 31 Street Corridor Plan ............................................. 89
96th Street Corridor ...........................................................90
96th Street Corridor Plan .................................................. 91
City Center/Old Town Subarea ..........................................92
City Center/Old Town Subarea Plan ................................. 93
Old Meridian Subarea ....................................................... 94
Old Meridian Plan ..............................................................98
Old Meridian Subarea Detail Plan .....................................99
Home Place Subarea ...................................................... 100
Home Place Subarea Plan ..............................................101
2 CITY OF CARMEL, INDIANA