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Home My WebLink AboutComprehensive Plan July 24, 2008CARMEL CONSOLIDATED COMPREHENSIVE PLAN 103 PREFACE page 1 PART 1: Community Proﬁ le page 11 PART 2: Comprehensive Plan Essence page 15 PART 3: Land Classiﬁ cation Plan page 27 PART 4: Transportation Plan page 47 PART 5: Critical Corridors and Subareas page 83 2 CITY OF CARMEL, INDIANA PREFACE TABLE OF CONTENTS Preface Acknowledgments .................................................................... 4 Comprehensive Plan Mandate ................................................... 5 Fulfillment of the Mandate ........................................................ 5 Plan Objectives and Methodology ............................................. 6 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 Street Classification Comparison ............................................. 62 Thoroughfare Plan Map Description ......................................... 62 Thoroughfare Plan Map ........................................................... 63 CARMEL CONSOLIDATED COMPREHENSIVE PLAN 3 PREFACE 4 CITY OF CARMEL, INDIANA PREFACE ACKNOWLEDGMENTS City of Carmel Mayor • James Brainard City of Carmel Common Council • John Accetturo • Ron Carter • Joseph Grifﬁ ths • 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. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 5 PREFACE COMPREHENSIVE PLAN 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 efﬁ cient 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 objectives 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. FULFILLMENT OF THE MANDATE 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 reﬂ ects 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 fulﬁ lls 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 Classiﬁ cation Plan in the Carmel Consolidated Comprehensive Plan fulﬁ lls the requirement for a land use development policy. • Part 4: Transportation Plan in the Carmel Consolidated Comprehensive Plan fulﬁ lls the requirement for developing a public ways policy. 6 CITY OF CARMEL, INDIANA 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; • Remove objectives that have been achieved since the previous plan; • Update information and demographics; • Incorporate 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; • Introduce language to address the trend towards redevelopment; • Introduce language to address the trend toward sustainability; and • Freshen the content to more accurately reﬂ ect the City’s planning vision for its planning jurisdiction. 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. Speciﬁ cally, 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 identiﬁ es 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; • Business leaders; • East Carmel general public; • Central Carmel general public; • West Carmel general public (2 meetings); • High school students; and • Chamber of Commerce leadership. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 7 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 signiﬁ cant 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, signiﬁ cant 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 development form, physical boundaries, and public input. 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, reﬂ ective 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 typiﬁ es suburbia with curvilinear streets, dominantly single-family homes, and a small number of employment or commercial developments. More speciﬁ cally, 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 consideration to his important resource. 8 CITY OF CARMEL, INDIANA PREFACE North Central Carmel Characteristics North Central Carmel is clearly unique in comparison to the other districts, in that it is an urbanizing core. Although there are areas of suburban development, the district has evolved toward a more walkable vibrant downtown environment with signiﬁ cant 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 (the Grammercy traditional neighborhood development). 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, estate homes, townhouses, ﬂ ats, apartments, and condominiums. The district has signiﬁ cant employment areas, including a high concentration of ofﬁ ce 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 ofﬁ ce 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 signiﬁ cant number of 1950 through 1970’s style residential development 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 (i.e. 116th Street corridor) and areas surrounding Central Park serve as a transition from the urbanizing North Central Carmel district to quality single family residential areas. 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, and the Monon Greenway. There are two golf courses; one that is under pressure to be redeveloped. Despite signiﬁ cant park and public amenities in this area, CARMEL CONSOLIDATED COMPREHENSIVE PLAN 9 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 signiﬁ cantly 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, residential amenities (e.g. parks and trails) and ball ﬁ elds (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 signiﬁ cant 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 WestClay. West Carmel contains the most substantial number of undeveloped acres and has the least developed road network. West Carmel 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 beneﬁ ts. 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 WestClay, 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. 10 CITY OF CARMEL, INDIANA PREFACE PREFACE page 1 PART 1: Community Proﬁ le page 11 PART 2: Comprehensive Plan Essence page 15 PART 3: Land Classiﬁ cation Plan page 27 PART 4: Transportation Plan page 47 PART 5: Critical Corridors and Subareas page 83 1 12 CITY OF CARMEL, INDIANA PART 1: COMMUNITY PROFILE OBJECTIVE PROFILE Environmental Conditions The following environmental features exist in the City’s planning jurisdiction. River, Floodplains and Riparian Areas: The most signiﬁ cant environmental feature in the planning jurisdiction is the White River and its associated ﬂ oodplain 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 ﬂ oodplain area of White River is fairly extensive along its western bank. In certain segments this ﬂ oodplain 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 ﬂ oodway 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. Woodlots: A study conducted 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 signiﬁ cantly 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. 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-ﬁ ve-year period. The population has increased from 18,300 residents in 1980 to 68,700 in 2007. (See Table below) 0 10,000 20,000 30,000 40,000 50,000 CARMEL CONSOLIDATED COMPREHENSIVE PLAN 13 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, Westﬁ eld, Noblesville, and Hamilton County. 97 0% 90 5% 90 8% 98 2% 94 4% 813% 94 2% 82 1% 35 6% 40 9% 60 1% 60 1% 25 4% 48 9% 19 4% 58 4% 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% 90.0% 100.0% Carmel West f ield Noblesville Fishers Zionsville Indianapolis Hamilton Count y Indiana HS Graduation Rate Bachelors Degree or Higher 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%. $0 $10,000 $20,000 $30,000 $40,000 $50,000 $60,000 $70,000 $80,000 $90,000 2000 1990 1980 Carmel $30,983 $54,505 $81,583 Westfield $19,830 $30,417 $52,963 Noblesville $20,095 $36,652 $61,455 14 CITY OF CARMEL, INDIANA 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. The notable upward trend is with town homes. This dwelling type has risen from 14 permits in 2001 to a peak of 148 permits in 2007. Note that the chart below represents the number of permits, not the number of units. 7 13 131 607 5 18 122 451 2 12 148 419 3 9 86 747 0 21 107 760 0 100 200 300 400 500 600 700 800 900 1000 2005 2006 2007 2004 2003 2002 2001 Single Family Town Homes Multi-Family Two-Family 2 51 27 664 0 18 14 797 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 reﬂ ects multiple factors including: a regional slow down in the economy, stricter regulations and review process, and a transition from greenﬁ eld development toward redevelopment. However, PREFACE page 1 PART 1: Community Proﬁ le page 11 PART 2: Comprehensive Plan Essence page 15 PART 3: Land Classiﬁ cation Plan page 27 PART 4: Transportation Plan page 47 PART 5: Critical Corridors and Subareas page 83 2 16 CITY OF CARMEL, INDIANA PART 2: COMPREHENSIVE PLAN ESSENCE COMPREHENSIVE PLAN ESSENCE INTRODUCTION Part 2: Comprehensive Plan Essence establishes the City’s planning policies and objectives categorized by geographic area. Although there are many similarities in each district there are also signiﬁ cant differences. This approach will clearly communicate and guide the public and its leaders in future decision making and share with the development community the City’s policies and objectives. Further, the public can base their expectations on the content of this Part. Merriam-Webster deﬁ nes essence as “the most signiﬁ cant element, quality, or aspect of a thing or person.” For this reason, the term “essence” was chosen for Part 2’s title to convey the content within contained the core policies and objectives for the City of Carmel. To address each geographic area, this Part is divided into the following ﬁ ve sections: 1. City-Wide Policies and Objectives ............ pg 17 2. East Carmel Policies and Objectives ........ pg 22 3. North Central Carmel Policies and Objectives .......................................... pg 23 4. South Central Carmel Policies and Objectives .......................................... pg 24 5. West Carmel Policies and Objectives ....... pg 25 CARMEL CONSOLIDATED COMPREHENSIVE PLAN 17 PART 2: COMPREHENSIVE PLAN ESSENCE CITY-WIDE POLICIES AND OBJECTIVES Policy 1: Manage Community Form Introduction: Managing community form is the art and science of inﬂ uencing development in a manner that results in a superior quality built and natural environment in which people reside, work, recreate, and thrive. Managing community form is the culmination of land use planning, transportation planning, urban design, inﬂ uencing transitions, and place-making. The tools used to manage community form take shape as development guidelines, zoning ordinances, subdivision regulations, building codes, studies, small area plans, negotiations, commitments, conditions, covenants, redevelopment initiatives, policies, education and the like. No single tool can effectively manage community form. Managing community form is a departure from purely land use based regulations that encourage segregation and challenge the community’s ability to establish essential connectivity. This model is more permissive of mixed use nodes and requires greater sensitivity to transitions between differing land classiﬁ cations. Objective 1.1: Merge form-based regulatory tools into the traditional zoning and subdivision control ordinances based on Part 3: Land Classiﬁ cation Plan. Objective 1.2: Recognize the uniqueness in each planning district and establish regulations, subarea plans, and/or pattern books to secure and encourage the desired features. Objective 1.3: Utilize and follow the intent of the C3 Plan by applying the Plan’s content to development proposals to leverage the desired outcomes and prevent deviations from the City’s policies and objectives. Objective 1.4: Be very sensitive to connectivity and transitions between adjacent areas. Discourage unplanned or harsh contrasts in height, building orientation, character, land use, and density. If there exists contrast, utilize multiple design principles to soften transitions. Objective 1.5: Strongly promote mixed use in areas suitable for commercial development, and protect residential areas from unsuitable commercial development. Objective 1.6: Identify single-family neighborhoods that are not subject to redevelopment to promote long-term predictability and stability. Objective 1.7: Continue to build the city park and trail system through targeted acquisition of remaining undeveloped parcels. Objective 1.8: 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. Policy 2: Be a World Class Edge City Introduction: The expression “world class edge city” is applied to communities that have broad name recognition, notable culture, a positive image, diversity in housing, broad range of employment, corporate vitality, strong architectural presence and character, sense of place, environmental awareness, effective public transportation, and most importantly a desirable quality of life. Objective 2.1: Commit to high architectural energy efﬁ cient and environmental design standards for all municipal 18 CITY OF CARMEL, INDIANA PART 2: COMPREHENSIVE PLAN ESSENCE Objective 2.5: Enhance a bicycle- and pedestrian-connected community through expanded installation of side paths, sidewalks, bike lanes, and off-street trails. It is well established that many of the moderate-sized world class edge cities in our nation are bicycle and pedestrian friendly communities. Carmel believes that the further establishment of bicycle and pedestrian facilities will result in increased mobility, further enhance quality of life, and be greatly appreciated by citizens. Objective 2.6: Recognize the existing limitations of east/west vehicular, bike, and pedestrian access and strive to enhance means for efﬁ cient cross-community travel. Policy 3: Perpetuate Economic Vitality Introduction: Vitality is deﬁ ned in many ways, including job growth, quantity of jobs, quality of jobs, proliferation of commerce, entrepreneurship, investment in property, redevelopment, length of commitment, and degree of risk being taken. Carmel has strong economic vitality today, and furthering that trend is of great interest and importance. This section addresses the objectives that Carmel will utilize to perpetuate economic vitality. Objective 3.1: The City will strive to further the “Carmel” brand as a great place to live, work 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. For instance, well- respected retail businesses want to be located in well-known communities. Objective 3.2: Encourage mixed-use developments. Single- use developments tend to lack vitality during off-peak times. Mixed-use developments such as Providence at Old Meridian often combine commercial and residential uses into a single node. This type of development encourages daytime vitality from employment and commerce activity and nighttime vitality when people come home from work. Also, this development pattern better utilizes land by allowing compact urban form. Objective 3.3: Encourage owners to retroﬁ t existing single- use centers into mixed-use centers. This encourages both daytime and nighttime vitality and creates a compact urban form. Objective 3.4: Utilize technology to efﬁ ciently communicate City projects and initiatives to the public. Expand existing lines of communication to reach more households and gain more public input. Modernize the City’s website to accommodate this objective. Objective 3.5: Clarify and streamline development procedures and processes. Simplify the development process without lessoning standards, expectations, or results. Create incentives for development that exceeds expectations and standards. Objective 3.6: Plan for local and regional transit by encouraging transit opportunities in new developments where it would beneﬁ t the community. The City should commission a study to determine the best transit corridors for local transit and how best to interface a regional system. Such a study should also analyze how the City would form CARMEL CONSOLIDATED COMPREHENSIVE PLAN 19 PART 2: COMPREHENSIVE PLAN ESSENCE plans can better address transitions, connectivity, and development form. They can also address character goals and emphasize to developers a more exact idea of what the resident wants, what the market can yield, and what the City expects. Objective 4.3: Establish neighborhood identity based on physical boundaries rather than by each development’s name. Neighborhoods are more than each development project. A concerted effort should be established to determine neighborhood boundaries throughout the City and then promote their identity and boundaries. Objective 4.4: Build upon existing neighborhood facilities and services, such as parks, schools, ﬁ re stations, and churches to help deﬁ ne and maintain neighborhood identity and vitality. Objective 4.5: Consider and encourage “third places” (informal meeting places or the social surroundings which are separate from the two usual environments of home and workplace) and neighborhood support centers as building blocks for neighborhoods. Every trip to the store should not be a mandatory drive in a car. Residents should be able to access daily goods and services by walking or bicycling, thereby having the opportunity to conserve energy, improve health, and protect the environment. The City should embark on a “corner store” initiative to deﬁ ne the best locations and distribution of neighborhood support centers. Objective 4.6: Disallow incompatible site and building designs and excessive quantity of neighborhood support centers. Assure that neighborhood support centers provide amenities and land uses that enhance quality of life and convenience, and respect nearby residences with quality architecture, landscaping, and appropriate transitions. Also assure that they are not a destabilizing feature by adopting design regulations and through implementation of a “radius policy” that prohibits more than one center within proximity to another. Policy 5: Be an Adaptable City Introduction: Being an adaptable city is critical in the evolution of a community. Too many communities do not adapt to local, regional, and national inﬂ uences and suffer from the lack of ﬂ exibility and fear of change. For instance, many communities are still trying to revitalize their downtowns based on the models that were successful 50 or more years ago. They have recognized the evidence that downtowns can still be vital places, but have not adjusted to current inﬂ uences and circumstances. Objective 5.1: Carmel will regularly reevaluate the local, regional, and national inﬂ uences that affect development success and vitality. The City will also strive to predict the next evolutions in development to better recognize whether they would have a positive or negative effect on the City. Objective 5.2: Periodically review and revise the Land Classiﬁ cation Plan Map to adapt to changes in the built environment, evolutions in community values, and changes in community policies and to respond to critical corridor and subarea plans. Objective 5.3: Continue to recognize, plan and update critical corridors and subareas. 20 CITY OF CARMEL, INDIANA PART 2: COMPREHENSIVE PLAN ESSENCE Objective 5.4: Enhance the Monon Greenway to support and further encourage its use as a non-motorized commuter route by widening and separating bicyclists and pedestrians in the most heavily used areas. Also, actively plan and implement a system of feeder/branch trails and paths to allow more convenient and safe connection to nearby residential and employment areas. Objective 5.5: Adapt the Monon Greenway and adjacent development between City Center and the Arts and Design District into an urban trail destination with its own character and sense of place. Objective 5.6: Target for acquisition undeveloped parcels adjacent to the Monon Greenway for future park sites. Objective 5.7: Recognize the movement toward sustainable development and architecture. Reward land developments and building designs that use or reuse land responsibly by discouraging patterns of sprawl, conserving potable water, reducing energy consumption, and utilizing reusable or recyclable materials. Encourage architects and designers to use LEED (Leadership in Energy and Environmental Design) or similar standards to promote sustainable and healthful buildings and neighborhoods for people to shop, work, eat, recreate, and live. Policy 6: Inspire Community Character Introduction: 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 6.1: Discourage homogeneous development and corporate brand prototypical architecture. In residential areas, architectural guidelines should be instituted to discourage monotonous development. Commercial and residential areas should be subjected to architectural standards that require unique and appropriate designs ﬁ tting Carmel’s character goals. Objective 6.2: Promote a unique community with unique neighborhoods and subareas. Already the City’s infrastructure and planning investments are bearing fruit in the Old Town Arts and Design District. The community will identify appropriate character goals, subareas, and neighborhood boundaries for the East, North Central, South Central, and West Carmel Districts. Objective 6.3: Encourage high quality and well designed landscaping to help beautify the City and promote healthful environments. Objective 6.4: Promote the planting and care of canopy trees throughout Carmel. Canopy trees are desired because they add a great deal of character and comfort to the built environment. Additionally, they also provide relief from heat, soften noise and light, help purify the air we breathe, reduce stress, and increase property values. This is a particularly important objective because so many mature trees are lost through development. Objective 6.5: Promote the use of public art in both public spaces and within private developments. Also, encourage designers to include public art in their buildings and surroundings. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 21 PART 2: COMPREHENSIVE PLAN ESSENCE Objective 7.2: Continue the policy emphasizing that City vehicles be energy efﬁ cient and low emission cars and trucks. With the introduction of hybrid vehicles, the City now has a viable and visible means for improving the environment through energy conservation. Also, idling should be discouraged when possible. Objective 7.3: 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 efﬁ cient bicycle commuting. Objective 7.4: The City should encourage use of water-saving devices, and request that citizens reduce water consumption by proper (“smart”) lawn sprinkling and exploring alternative landscapes which require less water. Encourage rainwater (greywater) recycling to reduce potable water consumption. Objective 7.5: Strongly encourage developers to build environmentally sensitive buildings, following LEED (Leadership in Energy and Environmental Design) guidelines or similar programs. These “green” buildings conserve energy resources, provide more healthful inside environments, last longer, utilize products made from recycled material, 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 impact. For instance, importing marble from overseas has an enormous environmental impact compared to delivering Indiana limestone from southern counties. Objective 7.6: Set the precedent for environmental protection or re-vegetation when developing municipal facilities like parks, ﬁ re stations, and maintenance facilities. Objective 7.7: 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. Objective 7.8: Set the precedent for environmentally sensitive buildings when developing municipal facilities by striving for the highest feasible level of LEED certiﬁ cation. Objective 7.9: Develop and maintain an Environmental Action Plan to implement actions that reduce pollution, conserve energy, and preserve the natural environment. Objective 7.10: Explore the use of alternate sources of energy such as active solar, geothermal, and wind. 22 CITY OF CARMEL, INDIANA PART 2: COMPREHENSIVE PLAN ESSENCE EAST CARMEL POLICIES AND OBJECTIVES Introduction The following sections convey the policies and objectives for the East Carmel District. It is important to note that these sections share some of the same policy headings as the City-Wide section, but the content is speciﬁ c to East Carmel. Policy 1: Manage Community Form Objective 1.1: Protect the integrity of the suburban form and land uses. East Carmel is an area where redevelopment of residential districts is discouraged, and where investment in single-family homes is strongly encouraged. The City will identify projects, policies, and programs that will maintain the existing stability and encourage investment by homeowners. Objective 1.2: Support and encourage neighborhood service nodes in context appropriate areas. The objective of these nodes is to allow limited neighborhood-serving commercial, mixed-use, and public amenities within walking distance to residents living in surrounding suburban neighborhoods. Lighting, parking, architecture, landscaping, size of buildings, and bicycle and pedestrian facilities will be strictly regulated to help ensure the nodes blend in with existing residential uses. Policy 2: Be a World Class Edge City Objective 2.1: Embrace the White River greenway and off-street trail to provide another notable linear park and non-motorized transportation corridor which connects parks as well as acting as the foundation for a larger, regional greenway. More off-street trails are expected to contribute to the overall network of paths, especially in the natural corridor of the White River. Objective 2.2: Promote a world class mixed-use neighborhood development on the Legacy property, achieving the same recognition as the Village of WestClay. Unique uses or a combination of uses should be designed into the context of the natural environment and surrounding suburban development. Policy 3: Inspire Community Character Objective 3.1: Reinforce suburban character including tree- lined curvilinear streets, sidewalks separated by tree lawns, and neighborhood parks. Also, maintain the dominant presence of high quality single-family residential form. Objective 3.2: Allow density transitions from single-family residential form along East 96th Street and 146th Street , but encourage context sensitive buffer development along these corridors to help soften the visual impact to lower density residential neighborhoods. Objective 3.3: Consider expanding the neighborhood commercial node at East 131st Street and Hazel Dell Parkway to the southwest corner by encouraging the church to develop a portion of the property with mixed use and a variety of housing types. The area would act as an east side Secondary Core, with the potential for a community transit stop. Policy 4: Inspire Environmental Awareness Objective 4.1: Aggressively protect the riparian corridor and ﬂ oodplain along the White River from encroachment. Objective 4.2: Continually monitor mining practices to CARMEL CONSOLIDATED COMPREHENSIVE PLAN 23 PART 2: COMPREHENSIVE PLAN ESSENCE NORTH CENTRAL CARMEL POLICIES AND OBJECTIVES Introduction The following sections convey the policies and objectives for the North Central Carmel District. It is important to note that these sections share some of the same policy headings as the City-Wide section, but the content is speciﬁ c to North Central Carmel. Policy 1: Manage Community Form Objective 1.1: Encourage compact urban form and mixed-use development throughout North Central Carmel. Objective 1.2: Allow the tallest structures in Carmel to be in the City Center and along U.S. 31. The building height will be limited to 10 stories in these subdistricts. Objective 1.3: Strongly encourage neighborhood and community-serving commercial nodes in strategic locations to allow people to walk or bike from their jobs and homes to those amenities. The objective is to ensure the entire North Central Carmel district has neighborhood-serving or community-serving commercial development within a short walking or biking distance of all employment and residential development. Objective 1.4: Protect stable single-family residential neighborhoods in North Central Carmel as much as possible through buffering, use of transitional design, strong code enforcement of property maintenance issues, targeted infrastructure investments (e.g. drainage, sidewalks, and street lights), and landscaping beautiﬁ cation projects. Objective 1.5: Strive for additional street connectivity in North Central Carmel. The City should strive to connect streets when new development or redevelopment occurs, especially those linkages shown on the Thoroughfare Plan Map. Objective 1.6: Encourage connectivity to and through North Central Carmel by establishing bicycle and pedestrian facilities across Meridian Street and Keystone Parkway. Policy 2: Be a World Class Edge City Objective 2.1: Establish a well-designed, pedestrian-friendly (including bicycle-friendly) and vital downtown. To ensure vitality, signiﬁ cant incorporation of residential and ofﬁ ce uses should be required in upper ﬂ oors. All ground ﬂ oors should be designed for pedestrian comfort and interaction. Objective 2.2: Promote a world class employment corridor and technology park along U.S. 31 by discretely integrating employment-serving commercial uses in existing buildings or in small nodes to allow workers to walk to restaurants and other businesses suitable for such a subdistrict. Also allow for a broader mix of uses, including additional residential and service retail. Objective 2.3: Encourage new buildings along Carmel Drive and City Center Drive to be a minimum of two stories in height. Objective 2.4: Promote the Arts and Design District and the Carmel Performing Arts Center by hosting world class musical and visual art events. Objective 2.5: Plan for the integration of transit stops near City Center, Merchants Square, and the U.S. 31 corridor. Objective 2.6: Explore opportunities to introduce additional higher education opportunities into North Central Carmel, if 24 CITY OF CARMEL, INDIANA PART 2: COMPREHENSIVE PLAN ESSENCE SOUTH CENTRAL CARMEL POLICIES AND OBJECTIVES Introduction The following sections convey the policies and objectives for South Central Carmel. It is important to note that these sections share some of the same policy headings as the City- Wide section, but the content is speciﬁ c to South Central Carmel. Policy 1: Manage Community Form Objective 1.1: Allow the careful integration of neighborhood service nodes and the advancement of Home Place’s commercial area to better serve the South Central neighborhoods and the employment corridor along I-465. Objective 1.2: Protect and enhance the integrity of single- family residential neighborhoods in South Central Carmel through strong code enforcement of property maintenance issues, targeted infrastructure investments (e.g. sidewalks and drainage), and beautiﬁ cation projects. Objective 1.3: Strive for additional street, bicycle and pedestrian connectivity in South Central Carmel. Objective 1.4: Allow greater development intensity on the north, west, and south edges of the district to serve as a transition from more intensely developed areas. Objective 1.5: Carefully transition from the intense fringe areas mentioned in Objective 1.4 to single family residential. Areas adjacent to single family residential should not exceed ﬁ ve units per acre and two stories in height. Policy 2: Be a World Class Edge City Objective 2.1: Encourage reinvestment and maintenance of strong residential areas, so as to discourage redevelopment. Objective 2.2: Promote a world class employment corridor along U.S. 31 and I-465 and utilize zoning overlays, parks and parkways to help buffer strong residential areas. Objective 2.3: Strive for bicycle and pedestrian facilities to be installed throughout the South Carmel district, especially on the north, south and east edges of the district that abut more intensely developed areas. Also, strive for connectivity to Central Park and Monon Center. Objective 2.4: Plan for the integration of a transit stop near the intersection of 96th Street and Keystone Parkway. Policy 3: Be a City of Neighborhoods Objective 3.1: South Central Carmel should be planned as a collection of neighborhoods applying select traditional neighborhood design principles to the historic suburban form. Particularly, the principles of connectivity, transitions, and bicycle and pedestrian facilities would beneﬁ t this district. Objective 3.2: Endeavor to plan neighborhoods, gateways, boundaries, and service areas through more detailed subarea plans. Policy 4: Inspire Community Character Objective 4.1: Protect the existing character of the strong single family neighborhoods in South Central Carmel. Objective 4.2: Protect the residential character along Keystone Parkway and Westﬁ eld Boulevard, and maintain these corridors’ existing tree canopies as part of an overall urban forest network. Objective 4.3: Require signiﬁ cant numbers of canopy trees CARMEL CONSOLIDATED COMPREHENSIVE PLAN 25 PART 2: COMPREHENSIVE PLAN ESSENCE WEST CARMEL POLICIES AND OBJECTIVES Introduction The following sections convey the policies and objectives for West Carmel. It is important to note that these sections share some of the same policy headings as the City-wide section, but the content under each heading is speciﬁ c to West Carmel and adds to other city-wide objectives. Policy 1: Manage Community Form Objective 1.1: Preserve the estate character of West Carmel by protecting large-lot residential areas and by requiring new subdivisions to have large setbacks from and quality landscaping along perimeter roads. Further, require extensive revegetation along perimeter roads and within each new development. A larger open space requirement should also be considered. Objective 1.2: Allow limited neighborhood service nodes in context with or adjacent to appropriate areas. The objective of neighborhood service nodes is to allow limited neighborhood-serving commercial, mixed-use, and public amenities within a short distance to residents living in surrounding suburban neighborhoods, not adjacent to Estate Residential. Lighting, parking, architecture, landscaping, size of buildings, orientation of buildings, and bicycle and pedestrian facilities will be strictly regulated to assure compatibility. Objective 1.3: Conservation subdivisions and innovative residential community designs that protect vegetation, slopes and are non-monotonous in terms of architecture and material selection are preferred. Objective 1.4: Subdivision connectivity and transitions between proposed developments and existing subdivisions should be scrutinized to a greater degree in West Carmel. Policy 2: Be a World Class Edge City Objective 2.1: Maintain and protect sub-areas in the City of Carmel for estate housing and other housing styles that cater to high income families. These areas are essential to attracting world class corporations, providing the desired quality-of-life for senior employees. Objective 2.2: Encourage more custom home developments to balance the housing inventory which has been slanting in recent years toward production homes. Custom home neighborhoods will also add character to West Carmel by reducing monotony. Concurrently, allow carriage houses and other compatible forms of accessory dwellings to provide ﬂ exibility and a range of housing options. Objective 2.3: Adopt residential architecture standards to ensure compatibility, a high quality aesthetic, energy efﬁ ciency, and durability. Policy 3: Inspire Community Character Objective 3.1: Reinforce rural character including tree lines, fence rows, barns, pockets of open space, and preservation of wood lots. Residential intensity can exist, but generally should not be obviously portrayed from perimeter roads. Objective 3.2: Protect single-family residential character along West 96th Street between Spring Mill Road and Shelbourne Road. Objective 3.3: Require commercial buildings along Michigan Road to be constructed of durable materials and designed 26 CITY OF CARMEL, INDIANA PART 2: COMPREHENSIVE PLAN ESSENCE PREFACE page 1 PART 1: Community Proﬁ le page 11 PART 2: Comprehensive Plan Essence page 15 PART 3: Land Classiﬁ cation Plan page 27 PART 4: Transportation Plan page 47 PART 5: Critical Corridors and Subareas page 83 3 28 CITY OF CARMEL, INDIANA PART 3: LAND CLASSIFICATION PLAN LAND CLASSIFICATION PLAN INTRODUCTION Part 3: Land Classiﬁ cation Plan describes and establishes different land classiﬁ cations to be applied appropriately across Carmel’s planning jurisdiction, similar to a future land use plan. The term “land classiﬁ cation” is used instead of “land use” because each classiﬁ cation integrates both land use and development form. This hybrid approach for classifying land will result in a better system for managing land development. The following land classiﬁ cations are used on the Land Classiﬁ cation Map: 1. Parks and Recreation ................................. pg 29 2. Estate Residential ...................................... pg 30 3. Low Intensity Suburban Residential ........... pg 31 4. Suburban Residential ................................. pg 32 5. Urban Residential ....................................... pg 33 6. Attached Residential .................................. pg 34 7. Neighborhood Support Center ................... pg 35 8. Neighborhood Service Node ...................... pg 36 9. Institutional Node ........................................ pg 37 10. Community Vitality Node ............................ pg 38 11. Employment Node ...................................... pg 39 12. Regional Vitality Node ................................ pg 40 13. Core Support .............................................. pg 41 14. Secondary Core ......................................... pg 42 15. Primary Core .............................................. pg 43 Land Classification Map The Land Classiﬁ cation Map is described on page 40, followed by the map on page 41. Land Classifications and Descriptions Each of the land classiﬁ cations listed above have a page dedicated to describing how it can be used to manage growth and development. Further, the following headings are used to convey the essence of each classiﬁ cation. These descriptions are intended to be conceptual. Purpose: This section gives the reader a brief description of why the land use classiﬁ cation has been established. Geographic Location: This section conveys where each classiﬁ cation is best utilized within Carmel’s planning jurisdiction. Some descriptions are vague because they can be widely applied, while others are very speciﬁ c to geographic locations. Land Uses: This section describes the general land uses that would be permitted in the classiﬁ cation. The zoning ordinance would indicate speciﬁ c land uses permitted. Intensity/Density: This section describes the intended intensity of commercial uses and density of residential uses that would be ﬁ tting of the classiﬁ cation. The zoning ordinance may utilize more than one zoning district to regulate each classiﬁ cation. Examples: This section strives to convey one or more developments in Carmel that represent the classiﬁ cation. All examples may not be exact matches, but represent the most similar in intensity and density. Appropriate Adjacent Classifications: This section describes the land use classiﬁ cations that are best used adjacent to the subject classiﬁ cation. Three categories of compatibility CARMEL CONSOLIDATED COMPREHENSIVE PLAN 29 PART 3: LAND CLASSIFICATION PLAN PARKS AND RECREATION Purpose • To identify conservation areas and to establish open space areas for private and public parks and recreation. Geographic Location • Distributed throughout Carmel, especially in proximity to high and medium density residential areas; and adjacent to the Monon Greenway, White River, and other greenways. Land Uses • Parks, recreation, linear trails, greenways, golf courses, natural areas, and the like. Intensity/Density • Not applicable. Examples • West Park, Central Park, and Hazel Landing Park. • Village of West Clay open space network. Appropriate Adjacent Classifications • Best Fit: Any land use classiﬁ cation. Structure Features • Sensitive to the natural environment or context. Structure Orientation On Site • Not applicable. Development Features • Protect existing (pre-development) environmental features. • Enhance the natural environment. • Internal and external bicycle and pedestrian connectivity. • Promote recreation. Regulation Implementation • Utilize traditional zoning to regulate this classiﬁ cation. West Park has areas dedicated to passive recreation. Its wonderful natural features are blended with a playground, shelters, and other park facilities. The Plum Creek Golf Course is a good example of privately held property that is classiﬁ ed as Parks and Recreation. Another example of the Parks and Recreation classiﬁ cation is the Monon Center Outdoor Aqua Park (Central Park) at 111th Street east of the Monon Greenway. 30 CITY OF CARMEL, INDIANA PART 3: LAND CLASSIFICATION PLAN ESTATE RESIDENTIAL Purpose • To establish and protect residential housing opportunities for people who desire a large residential lot, enjoy secluded living, or prefer living integrally with nature, and who require minimal city conveniences. Geographic Location • Predominant in West Carmel. Land Uses • Single-family detached residential only. Intensity/Density • Residential development will be less than 1.0 dwelling unit per acre. Examples • Bridlebourne (northwest of 106th St. and Shelbourne Rd.) • Laurelwood (southeast of 106th St. and Ditch Rd.) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Estate Residential, Low Intensity Suburban Residential, and Suburban Residential. • Conditional Fit: Institutional Node Neighborhood. Structure Features • Maximum three stories. • Gable and hip roofs. • Structures are generally wider than they are deep. • Front facade generally facing public right-of-way. Structure Orientation On Site • Centralized building envelope. Development Features • Minimum of 10% open space in subdivisions. The perception of substantial open space should exist from larger lots and setbacks. • Protect existing (pre-development) environmental features. • Guest houses and detached facilities are permissible on estate-sized lots. Regulation Implementation • Utilize traditional zoning to regulate this classiﬁ cation. Estate Residential is established for large homes that may be isolated on large estates. This residence is a good example of Estate Residential in West Carmel. Estate Residential is established for large homes on large lots that may be located within a neighborhood. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 31 PART 3: LAND CLASSIFICATION PLAN LOW INTENSITY SUBURBAN RESIDENTIAL Purpose • To establish housing opportunities for people who desire subdivision living. Geographic Location • Dominantly appropriate in West, East and South Central Carmel. Land Uses • Single-family detached residential only. Intensity/Density • Density in platted subdivisions will be between 1.0 and 1.9 dwelling units per acre. Examples • Claridge Farms (between Clay Center Rd. and Hoover Rd.) • Long Branch Estates (116th St. and Shelborne Rd.) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Estate Residential, Low Intensity Suburban Residential, and Suburban Residential. • Conditional Fit: Attached Residential, Neighborhood Service Node, Institutional Node, and Community Vitality Node. Structure Features • Maximum two stories. • Gable and hip roofs. • Attached garages. • Structures are generally wider than they are deep. Structure Orientation On Site • Centralized building envelope. • Front facade generally facing public right-of-way. • Attached garages with either side, rear, or courtyard loading. Development Features • Minimum of 15% open space in subdivisions. • At least 50% of all open space should be designed. • Predominant use of curvilinear street layout. • Internal and external bicycle and pedestrian connectivity. • Protect existing (pre-development) environmental features. • Integrate with existing (pre-development) environmental features. Regulation Implementation • Utilize traditional zoning to regulate this classiﬁ cation. Homes in The Lakes at Hazel Dell represent suburban development on larger lots, representing the density allowed in the Low Intensity Suburban Residential classiﬁ cation. The Lakes at Hayden Run (131st and Towne Rd.) represent the upper density range allowed in the Low Intensity Suburban Residential classiﬁ cation. 32 CITY OF CARMEL, INDIANA PART 3: LAND CLASSIFICATION PLAN SUBURBAN RESIDENTIAL Purpose • To establish housing opportunities for people who desire moderately dense subdivision living. Geographic Location • Dominantly appropriate in West, East, South Central Carmel. Land Uses • Single-family detached residential only. • One-story ranch, cottage homes are encouraged Intensity/Density • Density in platted subdivisions will be between 2.0 and 4.9 dwelling units per acre. Examples • Fairgreen Trace (116th St. west of Range Line Rd.) • Bentley Oaks (136th St. and Oak Ridge Rd.) • Plum Creek Village (126th St. and River Rd.) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Estate Residential, Low Intensity Suburban Residential, Suburban Residential, Attached Residential, Neighborhood Service Node, and Institutional Node. • Conditional Fit: Urban Residential, Community Vitality Node and Employment Node. Structure Features • One-story encouraged, maximum two stories. • Gable and hip roofs. • Attached garages with either side, rear, or courtyard loading. • Structures generally wider than they are deep. Structure Orientation On Site • Centralized or zero-lot-line building envelope. • Front facade generally facing public right-of-way. Development Features • Minimum of 20% open space in subdivisions. • At least 50% of all open space should be usable. • Predominant use of curvilinear street layout. • Internal and external bicycle and pedestrian connectivity. • Protect existing (pre-development) environmental features. Regulation Implementation • Utilize traditional zoning to regulate this classiﬁ cation. The Enclave of Carmel represents the highest density range allowed within the Suburban Residential classiﬁ cation. Older single-family neighborhoods, like Brookshire Village, typically built on one-third acre lots, represent mid-range densities allowed in the Suburban Residential classiﬁ cation. The Overture represents a lower density Suburban Residential neighborhood. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 33 PART 3: LAND CLASSIFICATION PLAN URBAN RESIDENTIAL Purpose • To establish housing opportunities for people who desire historic neighborhoods or new subdivisions modeled after traditional neighborhood design. Geographic Location • Utilized primarily in North and South Central Carmel and in developments modeled after traditional neighborhood design. Land Uses • Single-family detached residential. • Townhouses or similar residences (up to 15%). • Two-unit residences (up to 5%). Intensity/Density • Density in platted subdivisions will generally be between 4.0 and 8.0 dwelling units per acre. Examples • Old Town Carmel • Portions of Village of West Clay (131st St. and Towne Rd.) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Urban Residential, Residential, Neighborhood Service Node, Institutional Node, and Core Support. • Conditional Fit: Suburban Residential, Employment Node, Community Vitality Node. Structure Features • Maximum two stories. However, three stories may be appropriate in some circumstances. • Gable and hip roofs. • Detached garages. • Structures are generally deeper than they are wide. • Front facade must face public right-of-way. • Front porches (or emphasized front doors). Structure Orientation On Site • Centralized, or zero lot-line building envelope. Development Features • Minimum of 10% open space in subdivisions. • At least 50% of all open space should be usable. • Grid or modiﬁ ed grid street layout. • Internal and external bicycle and pedestrian connectivity. • Predominant use of alleys for garage access. • On-street parking. • Protect existing (pre-development) environmental features. • Two-unit structures, if used, will only be permitted on corners and must have designs ﬁ tting the context. Regulation Implementation • Utilize hybrid (traditional and form-based) zoning to regulate this classiﬁ cation. The above photo represents a two-unit structure located on an urban residential corner. Note that the structure is designed to ﬁ t the form of a single-family neighborhood. The photo is from the Meridian-Kessler Neighborhood in Indianapolis. Some residential areas in the Village of WestClay are good examples of newly constructed Urban Residential form. The historic residential areas in close proximity to Old Town accurately reﬂ ect the form of Urban Residential. 34 CITY OF CARMEL, INDIANA PART 3: LAND CLASSIFICATION PLAN ATTACHED RESIDENTIAL Purpose • To diversify housing opportunities for young professionals, transitional families, empty nesters and workforce housing (e.g. teachers, ﬁ re ﬁ ghters, police ofﬁ cers) near amenities and where connectivity is good. Geographic Location • Utilized throughout Carmel, but primarily in North and South Central Carmel. • Most appropriate near major thoroughfares, urban centers, parks, vitality centers, and schools. Land Uses • Town houses. • Condominiums. • Apartments. Intensity/Density • Density in developments may be 7.0 dwelling units per acre or greater. Examples • North Haven (96th Street and Gray Road) • Providence at Old Meridian • Townhomes at City Center (City Center Drive) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Suburban Residential, Urban Residential, Attached Residential, Neighborhood Service Node, Institutional Node, Community Vitality Node, and Core Support. • Conditional Fit: Low Intensity Suburban Residential, Employment Node, Regional Vitality Mode, and Secondary Core. Structure Features • Maximum two stories, or three stories if context reﬂ ects the same scale. • No front loading garages for town houses or apartments. • Gable and hip roofs. Structure Orientation On Site • Centralized, zero lot line, or build-to front line building envelope. Development Features • Minimum of 20% open space in subdivisions, and similar percentage in unplatted development (e.g. condominium). • At least 50% of all open space should be usable. • Parking to the side or rear of buildings. • Internal and external bicycle and pedestrian connectivity. • Protect pre-development environmental features. Regulation Implementation • Utilize hybrid (traditional and form-based) zoning to regulate this classiﬁ cation. This apartment development is designed to reﬂ ect townhouses and is a good example of how Attached Residential can be used in close proximity to Core Support and Secondary Core classiﬁ cations. This condominium development reﬂ ects the use and form of Attached Residential. Kensington Place is a good example of a lower density attached residential development. Although it doesn’t ﬁ t the traditional form of Attached Residential, it would be appropriate in select locations. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 35 PART 3: LAND CLASSIFICATION PLAN NEIGHBORHOOD SUPPORT CENTER Purpose • To establish areas for signiﬁ cantly limited uses (e.g. a corner store) that provide daily goods, services and amenities to residential areas within walking distance. These centers should provide a notable beneﬁ t without negative impact to nearby residential properties. Geographic Location • Strategically utilized throughout Carmel within walking or cycling proximity to suburban, urban and attached residential classiﬁ cations. Land Uses • Predominantly nonresidential on ground ﬂ oors. • Live-work units. • Community center, plaza, or community green. • Fitness center, Boys and Girls Club, or YMCA. • Small convenience store (no gasoline sales) Intensity/Density • Residential density in developments should not exceed 2.0 units per acre. • Nonresidential intensity shall be strictly limited. The space of any Neighborhood Support Center should be limited to 7,500 sq. ft. cumulatively, and shall be at least 1 mile from any other Neighborhood Support Center or Neighborhood Service Node. Examples • (to be determined) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Suburban Residential, Urban Residential, Attached Residential, and Institutional Node. • Conditional Fit: Estate Residential, and Low Intensity Suburban Residential. Structure Features • Maximum two stories. • Gable and hip roofs, or ﬂ at if appropriately incorporated into a traditional neighborhood development. • Transparent glass/permeable storefronts. • Context sensitive materials. Structure Orientation On Site • Centralized building envelope unless incorporated into a traditional neighborhood development. • Buffering adjacent residential uses. Development Features • Strip development is disallowed. • Great sensitivity to traffic circulation, lighting, signs, connectivity and hours of operation. • Parking to the side or rear of buildings. • Protect pre-development environmental features. • Internal and external bicycle and pedestrian connectivity. Regulation Implementation • Utilize hybrid (traditional and form-based) zoning to regulate this classiﬁ cation. This small retail building in Cherry Hill, Michigan is an example of the small scale of the Neighborhood Support Center classiﬁ cation. 36 CITY OF CARMEL, INDIANA PART 3: LAND CLASSIFICATION PLAN NEIGHBORHOOD SERVICE NODE Purpose • To establish areas for mixed use development integrating residential, localized amenities, and neighborhood-serving commercial. Geographic Location • Strategically utilized around Carmel in walking or cycling proximity to suburban, urban and attached residential classiﬁ cations. Land Uses • Predominantly nonresidential on ground ﬂ oors. • Live-work units. • Community center, plaza, or community green. • Fitness center, Boys and Girls Club, or YMCA. • Ground ﬂ oor restaurant, ofﬁ ce, entertainment, commercial, institutional on all other ﬂ oors. Intensity/Density • Residential density in developments should not exceed 6.0 units per acre. • Nonresidential intensity shall be strictly limited. The space of any single tenant should be limited to 5,000 sq. ft. and building footprints should be limited to 20,000 sq. ft. Examples • Select buildings in the Village of WestClay. Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Suburban Residential, Urban Residential, Attached Residential, Institutional Node, Community Vitality Node, and Employment Node. • Conditional Fit: Low Intensity Suburban Residential, Regional Vitality Node, and Core Support. Structure Features • Maximum two stories. • Gable and hip roofs, or ﬂ at if appropriately incorporated into a traditional neighborhood development. • Transparent glass/permeable storefronts. • Context sensitive materials. Structure Orientation On Site • Centralized building envelope unless incorporated into a traditional neighborhood development. • Buffering adjacent residential uses. Development Features • Strip development is discouraged. • Great sensitivity to traffic circulation, lighting, signs, connectivity and hours of operation. • Maximum of 80,000 sq. ft. cumulatively in any node. • Parking to the side or rear of buildings. • Protect pre-development environmental features. • Internal and external bicycle and pedestrian connectivity. Regulation Implementation • Utilize hybrid (traditional and form-based) zoning to regulate this classiﬁ cation. Although not the ideal form for future Neighborhood Service Nodes in Carmel, this type of small strip center at Hazel Dell Parkway and 131st Street is common in close proximity to suburban residential neighborhoods. This two-story building in the Village of WestClay is a good example of neighborhood-serving commercial designed to reﬂ ect the context. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 37 PART 3: LAND CLASSIFICATION PLAN INSTITUTIONAL NODE Purpose • To establish areas for school and other institutional campuses, and municipal facilities. Geographic Location • Utilized throughout Carmel, but most appropriate along major thoroughfares. Institutions of a smaller scale may be integrated into neighborhoods. Land Uses • Places of worship, school, library, and hospital campus. • Federal, State and local government facilities. • Emergency services. Intensity/Density • Context sensitive. Examples • Carmel High School • Our Lady of Mt. Carmel Appropriate Adjacent Classifications • Best Fit: All classiﬁ cations except Estate Residential and Low Intensity Suburban Residential. • Conditional Fit: Estate Residential and Low Intensity Suburban Residential. Structure Features • Context sensitive. Structure Orientation On Site • Context sensitive. Development Features • Context sensitive. • Mixed uses are generally allowed, but should be related to the primary use. For instance, a church could have a parsonage, book store, or day-care center integrated into the campus. • Internal and external bicycle and pedestrian connectivity. • Protect pre-development environmental features. Regulation Implementation • Utilize hybrid (traditional and form-based) zoning to regulate this classiﬁ cation. The City Hall with its campus-like facility is another example of an Institutional Node. This form is best suited for the City Center area. Creekside Middle School is a great example of an Institutional Node and represents a form that could be incorporated into nearly any area in the City. Places of worship are no longer used just one-day per week. Mega-churches are becoming more common and are used for long durations every day. The Capstone Cafe and Bookstore is a good example of extra uses incorporated into a church. 38 CITY OF CARMEL, INDIANA PART 3: LAND CLASSIFICATION PLAN COMMUNITY VITALITY NODE Purpose • To establish areas for community-serving and neighborhood- serving commercial development with opportunity to integrate mixed uses. Geographic Location • Most appropriate near major and minor thoroughfares. Land Uses • Dominantly retail, service, ofﬁ ce, entertainment, restaurant, and institutional. • Residential is allowed, but only on upper ﬂ oors. Intensity/Density • Commercial intensity is limited by the maximum building envelope, maximum impervious surface, and on-site parking requirements. • Residential density in developments should not exceed 10.0 units per acre and must be primarily in upper ﬂ oors. Examples • Merchants’ Square • West Carmel Center (Michigan Rd. and 106th St.) • Brookshire Village Shoppes Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Residential, Neighborhood Service Node, Institutional Node, Community Vitality Node, Employment Node, and Regional Vitality Node. • Conditional Fit: Suburban Residential, and Urban Residential. Structure Features • Maximum two stories, or three stories if context reﬂ ects the same scale. • Transparent glass/permeable storefronts. Structure Orientation On Site • Context sensitive with the following options: centralized or build-to front line building envelope. Development Features • Strip development is discouraged. • Internal and external bicycle and pedestrian connectivity. • Small to moderate front setbacks. • Screened and landscaped parking areas. • Protect pre-development environmental features. Regulation Implementation • Utilize hybrid (traditional and form-based) zoning to regulate this classiﬁ cation. Community Vitality Nodes are served by large roads and often have stand-alone as well as clustered businesses. Chain restaurants typically function as a Community Vitality Node. This Donatos Pizza along Michigan Road represents the desired small to moderate front setback. Although strip centers are not preferred, they do typify Community Vitality Nodes. Their buildings and public parking lots are too large to be integrated into neighborhoods, but are too small to draw people from a large region. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 39 PART 3: LAND CLASSIFICATION PLAN EMPLOYMENT NODE Purpose • To establish areas for large office buildings providing regional employment with opportunity to integrate employment-serving mixed uses. Geographic Location • Predominantly in North and South Central Carmel. • Most appropriate near highways and major arterials with excellent accessibility. Land Uses • Professional and business ofﬁ ce. • Hospital and medical ofﬁ ce. • Ofﬁ ce-supporting commercial (e.g. small scale restaurants, coffee houses, print shops, and ofﬁ ce supply stores that directly support ofﬁ ce uses). • Residential is allowed, but only on 4th or higher ﬂ oors. Intensity/Density • Commercial intensity is limited by the maximum building envelope, maximum impervious surface, and on-site parking requirements. • Residential density in developments should not exceed 14.0 units per acre. Examples • U.S. 31 Corridor • Parkwood Crossing East Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Neighborhood Service Node, Institutional Node, Community Vitality Node, Employment Node, and Regional Vitality Node. • Conditional Fit: Suburban Residential, Urban Residential, Attached Residential, Core Support, and Secondary Core. Structure Features • Maximum four stories. • Minimum four stories and maximum ten stories along U.S. 31 and I-465, but not adjacent to Illinois Street. Structure Orientation On Site • Centralized with signiﬁ cant setback from highway corridors and single-family residential areas. Development Features • Parking should be located where it has the least impact on aesthetics. • Internal and external bicycle and pedestrian connectivity. • Protect pre-development environmental features. • Secure and sheltered bicycle parking, and shower and changing facilities for bicycle commuters. Regulation Implementation • Utilize traditional zoning to regulate this classiﬁ cation. Hospitals and medical facilities such as the Clarian North Hospital are examples of developments that ﬁ t into Employment Nodes. High quality architecture ensures that the City’s position as an attractive locale for regional, national, and international corporations is maintained. Medium-scale ofﬁ ce serves regional employment needs while providing a context-sensitive transition to neighboring residential areas. 40 CITY OF CARMEL, INDIANA PART 3: LAND CLASSIFICATION PLAN REGIONAL VITALITY NODE Purpose • To establish areas for regional-serving and community- serving commercial development with opportunity to integrate mixed uses, including residential. • To accommodate outdoor life-style centers and similar development trends. Geographic Location • Most appropriate near highways and major thoroughfares with excellent accessibility. Land Uses • Retail, service, hotel, ofﬁ ce, entertainment, and restaurant. • Residential is appropriate when master planned into the development. Intensity/Density • Commercial intensity is limited by the minimum land area, maximum building envelope, maximum impervious surface, and on-site parking requirements. • Residential density is limited to 16.0 units per acre. Examples • Clay Terrace (146th St. and U.S. 31) • West Carmel Marketplace (Michigan Rd. south of 106th St.) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Institutional Node, Community Vitality Node, Employment Node, and Regional Vitality Node. • Conditional Fit: Residential, Neighborhood Service Node, and Core Support. Structure Features • Maximum three stories, or eight stories if within the U.S. 31 corridor overlay. • Front facade generally facing public right-of-way. Structure Orientation On Site • Centralized or build-to front line building envelope. Development Features • Strip commercial is discouraged. • Small or moderate front setbacks. • Screened and landscaped parking areas. • Excellent bicycle and pedestrian connectivity. • Facilitate automobile accessibility. Regulation Implementation • Utilize hybrid (traditional and form-based) zoning to regulate this classiﬁ cation. Although Clay Terrace is a Regional Vitality Node, it has been designed for pedestrian comfort outside the parking areas. Clay Terrace is a regional destination because it has numerous national, regional, and local chain retail shops. Predominately, people reach this destination by vehicle, which is typical of a Regional Vitality Node. The City is committed to a higher standard for architectural design than the typical corporate branding architecture. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 41 PART 3: LAND CLASSIFICATION PLAN CORE SUPPORT Purpose • To establish areas for urban mixed-use development transitioning away from the Primary and Secondary Core land classiﬁ cations. The predominant uses are residential or commercial uses with lower impact. Geographic Location • Exclusively utilized in North Central Carmel. Land Uses • Residential and ofﬁ ce uses are allowed on all ﬂ oors. • Retail, service, office, entertainment, restaurant, and institutional uses are allowed on ground ﬂ oors. • Live-work units. • Public surface parking lots are allowed behind buildings. Intensity/Density • Residential density is limited by the maximum building envelope. • Commercial intensity should be sensitive to adjacent classiﬁ cations. Examples • Townhomes at City Center (City Center Drive) • Carmel Center Apartments (City Center Drive) Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Urban Residential, Attached Residential, Institutional Node, Core Support, Secondary Core and Primary Core. • Conditional Fit: Neighborhood Service Node, Employment Node, and Regional Vitality Node. Structure Features • Minimum two stories and maximum three stories. • All facades facing a public right-of-way must have at least two windows per ﬂ oor. Structure Orientation On Site • Front facade built to right-of-way. Development Features • Minimum of 15% open space in developments. • Excellent bicycle and pedestrian connectivity. • Off-street parking is partially supplemented by on-street parking. Regulation Implementation • Utilize form-based zoning to regulate this classiﬁ cation. Live/work units are an excellent form of development to help transition away from Primary or Secondary Core classiﬁ cations. These three-story townhouses are a good example of form and use to transition away from more urban development. Ofﬁ ce uses with similar intensity as townhouses or multiple-family developments, such as Pedcor at City Center, are a good example of Core Support. 42 CITY OF CARMEL, INDIANA PART 3: LAND CLASSIFICATION PLAN SECONDARY CORE Purpose • Secondary Core can serve as a transition away from Primary Core, or can be its own urban center in appropriate areas. • To establish moderately intense urban nodes akin to a downtown with commercial and residential uses. Geographic Location • Exclusively utilized in North Central Carmel and limited use at the Village of WestClay. Land Uses • Ground Floor: Retail, service, offices, entertainment, restaurants, and institutional. • Upper Floor(s): Residential, retail, service, office, entertainment, restaurant, and institutional uses. • Parking garages are allowed behind or underneath buildings. Intensity/Density • Residential density is limited by the minimum land area and maximum building envelope standards. • Commercial intensity is limited by the minimum land area and maximum building envelope standards. Examples • Village of WestClay’s commercial core • Old Town Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Institutional Node, Core Support, Secondary Core and Primary Core. • Conditional Fit: Urban Residential, Attached Residential, and Employment Node. Structure Features • Minimum two stories and maximum four stories. • Ground ﬂ oor facades must be pedestrian friendly and utilize signiﬁ cant transparent glass. • Wide facades must have architectural relief. Structure Orientation On Site • Front facade built to right-of-way. • A maximum of three stories at the right-of-way with all other stories stepped back. Development Features • Outdoor seating for restaurants is encouraged. • Outdoor storage is prohibited. • Internal and external bicycle and pedestrian connectivity. • Parking is generally provided off-site in parking facilities and on-street. Regulation Implementation • Utilize form-based zoning to regulate this classiﬁ cation. Although the commercial district in the Village of WestClay functions as neighborhood-serving commercial, the massing and placement of this building reﬂ ects the desired form of Secondary Core. AMLI at Old Town is a good example of new construction that represents Secondary Core. Historic buildings in Old Town are good examples of Secondary Core. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 43 PART 3: LAND CLASSIFICATION PLAN PRIMARY CORE Purpose • To establish intense urban areas for downtown commercial and dense residential uses. Primary Core will only be allowed in select areas in North Central Carmel. Geographic Location • Exclusively utilized in North Central Carmel, speciﬁ cally at City Center and Old Town. Land Uses • Ground Floor: Retail, service, offices, entertainment, restaurants, and institutional. • Upper Floor(s): Residential, retail, service, office, entertainment, restaurant, and institutional uses. • Public parking garages are allowed behind buildings or in upper ﬂ oors if fronting on a streetscape. Intensity/Density • Residential density is limited by the minimum land area and maximum building envelope standards. • Commercial intensity is limited by the minimum land area and maximum building envelope standards. Examples • Pedcor at City Center • Old Town Shops Appropriate Adjacent Classifications • Best Fit: Parks and Recreation, Institutional Node, Core Support, Secondary Core and Primary Core. • Conditional Fit: Attached Residential. Structure Features • Minimum four stories and maximum eight stories. • Ground ﬂ oor facades must be pedestrian friendly and utilize signiﬁ cant transparent glass. • Wide facades must have architectural relief. Structure Orientation On Site • Front facade built to right-of-way. • A maximum of ﬁ ve stories at the right-of-way with all other stories stepped back. Development Features • Outdoor seating for restaurants is encouraged. • Outdoor storage is prohibited. • Internal and external bicycle and pedestrian connectivity. • Parking is generally provided off-site in parking facilities and on-street. • Contemplate access to mass transit. Regulation Implementation • Utilize form-based zoning to regulate this classiﬁ cation. This illustration depicts a proposed development in City Center. If constructed, this building would accurately reﬂ ect the characteristics of Primary Core. The Old Town Shoppes provides a good example of Primary Core. 44 CITY OF CARMEL, INDIANA PART 3: LAND CLASSIFICATION PLAN APPROPRIATE ADJACENT LAND CLASSIFICATIONS TABLE The below table provides a quick reference for determining land classiﬁ cation compatibility. The information in this table mirrors the content in each of the land classiﬁ cation descriptions on the previous pages. “B” stands for Best Fit and “C” stands for Conditional Fit, meaning it is appropriate when if the more intense development is installed with sensitivity to the adjacent land classiﬁ cation. Parks & Recreation Estate Residential Low Intensity Suburban Residential Suburban Residential Urban Residential Attached Residential Neighborhood Support Center Neighborhood Service Node Institutional Node Community Vitality Node Employment Node Regional Vitality Node Core Support Secondary Core Primary Core Parks & Recreation BBBBBBBBBBBBBBB Estate Residential BBBB C C Low Intensity Suburban Residential BBBB CCCC Suburban Residential BBBBCBBBBCC Urban Residential B CBBBBBCC BC Attached Residential B CBBBBBBBCCBC Neighborhood Support Center BCCBBB B Neighborhood Service Node B CBBB BBBBCC Institutional Node BCCBBBBBBBBBBBB Community Vitality Node B CCB BBBBB Employment Node B CCC BBBBBCC Regional Vitality Node B C CBBBBC Core Support B B BC BC C B B B Secondary Core BC C B C B B B Primary Core BB B B B B = Best Fit C = Conditional Fit LAND CLASSIFICATION MAP DESCRIPTION The Land Classiﬁ cation Map on the following page designates the general distribution of land classiﬁ cations that will help manage land use, community form, and connectivity; and improve quality of life. Speciﬁ cally, the map depicts the community’s land use and development form goals (land classiﬁ cations) in a conceptual manner. It should not be construed as representing the precise location of land classiﬁ cations, but used as a foundation for support and inﬂ uence with land use and development form decisions and zoning map changes. The Land Classiﬁ cation Map does not establish the right to a certain density or intensity. The C3 Plan is a broad- brush approach to future land planning. Each development proposal should be reviewed with consideration of all sections of the C3 Plan in addition to site features, context, design standards, and development standards. DRAFT This map reflects preliminary and unverified content. It is for deliberative purposes only. CARMEL CONSOLIDATED COMPREHENSIVE PLAN MAP LEGEND 1 MILE 1/2 MILE 3/4 MILE 1/4 MILE Map Prepared by Ground Rules, Inc. Secondary Core Primary Core Area for Special Study Major Street Minor Street River Monon Trail Land Classification Plan Map Parks and Recreation Estate Residential Low Intensity Suburban Residential Suburban Residential Urban Residential Attached Residential Neighborhood Support Node LAND CLASSIFICATION MAP 45 Last Revised 07-10-2008 Neighborhood Service Node Institutional Node Community Vitality Node Employment Node Regional Vitality Node Core Support W 96th St W 116th St E 116th St Gray Rd Gray Rd W 146th St Towne Rd E 126th St College Ave Carmel Dr River Rd Old Meridian St W 106th St Ditch Rd West Rd W 126th St Clay Center Rd W 141st St W 136th St Spring Mill Rd Pennsylvania St Back Side of Placeholder for Land Classiﬁ cation Plan Pull-Out PREFACE page 1 PART 1: Community Proﬁ le page 11 PART 2: Comprehensive Plan Essence page 15 PART 3: Land Classiﬁ cation Plan page 27 PART 4: Transportation Plan page 47 PART 5: Critical Corridors and Subareas page 83 4 48 CITY OF CARMEL, INDIANA PART 4: TRANSPORTATION PLAN TRANSPORTATION PLAN INTRODUCTION Part 4: Transportation Plan is inclusive of vehicular, bicycle, pedestrian, and mass transportation. The City of Carmel recognizes that improving and establishing multiple modes of transportation is essential to further its evolution to a world class edge city. The C3 Plan is the ﬁ rst of its kind to be inclusive of all mainstream transportation modes. The City is making the conscious decision to emphasize alternative modes of transportation to complement traditional vehicular transportation. Alternative transportation is increasingly desirable because residents want bicycle and pedestrian connectivity (e.g. side paths) to local amenities, commuters want alternatives (e.g. light rail) for travel to work, and life-style changes are demanding more recreational facilities (e.g. Monon Greenway). To address each mode of transportation, this Part is divided into the following three sections: 1. Thoroughfare Plan ...................................... pg 49 2. Bicycle and Pedestrian Facility Plan .......... pg 65 3. Transit Plan................................................. pg 77 Thoroughfare Plan The Thoroughfare Plan identiﬁ es and describes the recognized street classiﬁ cations. It also includes the 20-Year Thoroughfare Plan Map which applies those street classiﬁ cations to every street in Carmel’s planning jurisdiction. The application of street classiﬁ cations is designed to result in the effective connectivity and efﬁ cient ﬂ ow of trafﬁ c. Bicycle and Pedestrian Facility Plan The Bicycle and Pedestrian Facility Plan identiﬁ es and describes the facilities designed for bicycle and pedestrian use. It also includes the Bicycle and Pedestrian Facility Plan Map which denotes where each type of facility is intended to be installed or maintained to achieve effective connectivity. Transit Plan The Transit Plan identiﬁ es and describes the transit system and facilities desired by the City of Carmel. The transit system is currently in the planning stages, so the content of this Plan is meant to support the ongoing desire to establish a commuter line to downtown Indianapolis and intra-city transportation. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 49 PART 4: TRANSPORTATION PLAN THOROUGHFARE PLAN The City’s 20-Year Thoroughfare Plan focuses on facilities for motor vehicles, streets, and alternative transportation systems. The Thoroughfare Plan ﬁ rst identiﬁ es and describes recognized street classiﬁ cations. It then applies those street classiﬁ cations to every street in the City’s planning jurisdiction on the Thoroughfare Plan Map. Street Classifications and Descriptions The following street classiﬁ cations are used on the Thoroughfare Plan Map: 1. Residential Street - Lane ............................ pg 50 2. Residential Street - Minor ........................... pg 51 3. Residential Street - Major ........................... pg 52 4. Collector Street ........................................... pg 53 5. Urban Collector Street ................................ pg 54 6. Residential Parkway (2-lane) ..................... pg 55 7. Residential Parkway (4-lane) ..................... pg 56 8. Secondary Parkway ................................... pg 57 9. Primary Parkway ........................................ pg 58 10. Urban Arterial ............................................. pg 59 11. Secondary Arterial ...................................... pg 60 12. Primary Arterial ........................................... pg 61 Each of the street classiﬁ cations listed above has a page dedicated to describing how it can be used to convey vehicular trafﬁ c and how it ﬁ ts into the fabric of the City. Further, the following headings are used, as described below, to convey the essence of each street classiﬁ cation: General Description: This section gives a brief description of why the street classiﬁ cation has been established. Street Features: This section conveys the primary design standards that make each street classiﬁ cation unique. The standards include: right-of-way, maximum number of lanes, minimum lane width, curbs, sidewalks and paths, on-street parking, street trees, and buffer plantings. Typical Cross Section: This section references a typical cross section illustration of the street classiﬁ cation. The illustration is intended to portray the purest applied version of the street. When applied in the real world, variations in the design maybe necessary. Design Priorities: During the design phase of all street improvement projects, decisions have to be made to best meet budgetary constraints, timelines, funding cycles, physical constraints, and political constraints. This section communicates the primary and secondary priorities for each street classiﬁ cation. Primary priorities are those that should not be foregone in design decisions. Secondary priorities are those that may be considered for compromise, non-inclusion, or later phases of the project. Traffic Management Options: This section describes vehicular trafﬁ c management options to consider when improving a street. The options listed are intended to identify the most appropriate means to intersect streets, slow trafﬁ c (if appropriate), increase trafﬁ c efﬁ ciency (when appropriate), and improve safety. 50 CITY OF CARMEL, INDIANA PART 4: TRANSPORTATION PLAN RESIDENTIAL STREET - LANE General Description A Residential Street - Lane is designed primarily to provide access to platted residential lots and remote properties. These streets generally connect with Collector Streets and other Residential Streets. Residential Streets may include non-through streets. Street Features • Minimum Right-of-Way: 40 feet • Maximum Number of Lanes: 2 lanes • Minimum Lane Widths: 10 feet • Curbs: Not required • Sidewalks and Paths: Required as per the Bicycle and Pedestrian Facility Plan • On-Street Parking: Not permitted • Minimum Tree Plot: 5 feet • Street Trees: Required • Buffer Planting: Not required Typical Cross Section See illustration below Design Priorities • Primary Priorities: - Access to residential properties - Reinforcing neighborhood character - Connect bicycle and pedestrian facilities from cul-de-sacs - Properly installed and designed pedestrian facilities • Secondary Priorities: - Width of travel lanes Traffic Management Options • Roundabouts • Narrower lane widths • Signs 40 feet of Right of Way Sidewalk: 5 feet Min. 10 feet Min. Pavement Width Tree Plot: 5 feet Min. Residential Street - Lane Typical Cross Section The frontage street along 126th Street pictured above with single- sided sidewalks is an example of a Residential Street (Lane). Carriage Lane pictured above is another example of a Residential Street (Lane). CARMEL CONSOLIDATED COMPREHENSIVE PLAN 51 PART 4: TRANSPORTATION PLAN Although conﬁ gured as an urban street (with no tree plot), 1st Street SE represents the right scale and right-of-way for a Residential Street (Minor). RESIDENTIAL STREET - MINOR General Description A Residential Street is designed primarily to provide access to platted residential lots and remote properties. These streets generally connect with Collector Streets and other Residential Streets. Residential Streets may include non- through streets. Street Features • Minimum Right-of-Way: 50 feet • Maximum Number of Lanes: 2 lanes • Minimum Lane Widths: 11 feet • Curbs: Required • Sidewalks and Paths: Required as per the Bicycle and Pedestrian Facility Plan • On-Street Parking: Optional on one side; 7 feet each • Minimum Tree Plot: 5 feet • Street Trees: Required • Buffer Planting: Not required Typical Cross Section See illustration below Design Priorities • Primary Priorities: - Access to residential properties - Reinforcing neighborhood character - Connect bicycle and pedestrian facilities from cul-de-sacs - Properly installed and designed pedestrian facilities • Secondary Priorities: - Width of travel lanes - On-street parking Traffic Management Options • Roundabouts • On-street parking • Narrower lane widths • Signs 50 feet of Right of Way Curb: 2 feet Sidewalk: 5 feet Min. 11 feet Min. Pavement Width 7 feet Min. Parking Lane Tree Plot: 5 feet Min. Residential Street - Minor Typical Cross Section Chauncy is a newer example of a Residential Street (Minor) with small tree plots and narrow right-of-way. 52 CITY OF CARMEL, INDIANA PART 4: TRANSPORTATION PLAN RESIDENTIAL STREET - MAJOR General Description A Residential Street is designed primarily to provide access to platted residential lots and remote properties. These streets generally connect with Collector Streets and other Residential Streets. Residential Streets may include non- through streets. Street Features • Minimum Right-of-Way: 55 feet • Maximum Number of Lanes: 2 lanes • Minimum Lane Widths: 11 feet • Curbs: Required • Sidewalks and Paths: Required as per the Bicycle and Pedestrian Facility Plan • On-Street Parking: Optional on one side; 7 feet each • Minimum Tree Plot: 5 feet • Street Trees: Required • Buffer Planting: Not Required Typical Cross Section See illustration below Design Priorities • Primary Priorities: - Access to residential properties - Reinforcing neighborhood character - Connect bicycle and pedestrian facilities from cul-de-sacs - Properly installed and designed pedestrian facilities • Secondary Priorities: - Width of travel lanes - On-street parking Traffic Management Options • Roundabouts • On-street parking • Narrower lane widths • Signs Lakeshore East is an existing Residential Street with curbs, gutters, and sidewalks on both sides of the street. 55 feet of Right of Way Curb: 2 feet Sidewalk: 5 feet Min. 11 feet Min. Pavement Width 7 feet Min. Parking Lane Tree Plot: 5 feet Min. Residential Street - Major Typical Cross Section CARMEL CONSOLIDATED COMPREHENSIVE PLAN 53 PART 4: TRANSPORTATION PLAN COLLECTOR STREET General Description A Collector Street is designed to allow direct residential driveway access and allow on-street parking when deemed safe. These streets primarily connect Residential Streets with Residential Parkways, Secondary Parkways, and Secondary Arterials. Street Features • Minimum Right-of-Way: 90 feet • Maximum Number of Lanes: 4 lanes • Minimum Lane Width: 11 feet • Curbs: Required • Sidewalks and Paths: Required as per the Bicycle and Pedestrian Facility Plan • On-Street Parking: Optional on one or two sides; 7 feet each • Minimum Tree Plot: 6 feet • Street Trees: Required • Buffer Planting: Required Typical Cross Section See illustration below Primary Priorities Within Right-of-Way • Neighborhood character • Bicycle and pedestrian facilities • Street trees Secondary Priorities Within Right-of-Way • Width of travel lanes • On-street parking Traffic Management Options • Roundabouts • On-street parking • Narrower lane widths • Curb extensions at traditional intersections (bump-outs) • Bicycle lanes • Signs North Range Line Road is a unique Collector Street serving residential-scale businesses. Segments of Spring Mill Road currently serve as a Collector Street, but does not reﬂ ect the desired cross section; inclusion of side paths. 90 feet of Right of Way Curb: 2 feet Side Path: 10 feet Min. 11 feet Min. Travel Lane 7 feet Min. Parking Lane Tree Plot: 6 feet Min. Collector Street Typical Cross Section 54 CITY OF CARMEL, INDIANA PART 4: TRANSPORTATION PLAN URBAN COLLECTOR STREET General Description An Urban Collector Street is designed to allow direct residential driveway access and allow on-street parking when deemed safe in urban areas. These streets primarily connect Residential Streets with Residential Parkways, Secondary Parkways, Urban Arterials, Secondary Arterials and other Urban Collector Streets. Street Features • Minimum Right-of-Way: 66 feet • Maximum Number of Lanes: 4 lanes • Minimum Lane Width: 11 feet • Curbs: Required • Sidewalks and Paths: Required as per the Bicycle and Pedestrian Facility Plan • On-Street Parking: Optional on one or two sides; 7 feet each • Minimum Tree Plot: N/A • Street Trees: Required • Buffer Planting: Tree grates Typical Cross Section See illustration below Primary Priorities Within Right-of-Way • Bicycle and pedestrian facilities • Width of travel lanes • Sensitive to context • On-street parking • Bicycle lanes Secondary Priorities Within Right-of-Way • Street trees Traffic Management Options • Roundabouts • On-street parking • Narrower lane widths • Curb extensions at traditional intersections (bump-outs) • Bicycle lanes • Signs West Main Street in Carmel’s original business district, offers on- street parking and wide sidewalks. Redevelopment in Old Town has increased the use of on-street parking. Street trees are added to the streetscape to enhance pedestrian comfort. 11 feet Min. Travel Lane 7 feet Min. Parking Lane 66 feet of Right of Way Curb: 2 feet Urban Commercial Sidewalk: 12 feet Min. Urban Collector Typical Cross Section CARMEL CONSOLIDATED COMPREHENSIVE PLAN 55 PART 4: TRANSPORTATION PLAN RESIDENTIAL PARKWAY 2-LANE General Description A Residential Parkway (2-lane) is designed to maintain residential character and to efﬁ ciently convey residential trafﬁ c to more major roads. Driveway access should be reduced when possible and on-street parking can be permitted when deemed safe. Residential Parkways (2- lane) primarily connect Residential Streets with Collector Streets, Secondary Parkways, Primary Parkways, Secondary Arterials and other Residential Parkways. Street Features • Minimum Right-of-Way: 100 feet • Maximum Number of Lanes: 2 lanes • Minimum Lane Width: 11 feet • Curbs: Required • Sidewalks and Paths: Required as per the Bicycle and Pedestrian Facility Plan • On-Street Parking: Optional on one or two sides; 7 feet each • Minimum Tree Plot: 6 feet • Street Trees: Required • Buffer Planting: Required Typical Cross Section See illustration below Primary Priorities Within Right-of-Way • Neighborhood character • Sensitive to context • Bicycle and pedestrian facilities • Width of tree plots • Median planting • Street trees Secondary Priorities Within Right-of-Way • Width of travel lanes • On-street parking • Bicycle lanes Traffic Management Options • Roundabouts • On-street parking • Narrower lane widths • Curb extensions at traditional intersections (bump-outs) • Bicycle lanes • Signs Recent improvements to Oak Ridge Road typify Residential Parkway design. Millbrook Parkway provides the residents of Brooks Bend an attractive and safe connection to 99th Street. 120 feet of Right of Way 16 feet Min. Curb: 2 feet Side Path: 10 feet Min. Lane Width: 11 feet Min. Parking Lane: 7 feet Min. Tree Plot: 6 feet Min. Bike Lane: 6 feet Min. 56 CITY OF CARMEL, INDIANA PART 4: TRANSPORTATION PLAN RESIDENTIAL PARKWAY 4-LANE General Description A Residential Parkway (4-lane) is designed to reﬂ ect residential character and to efﬁ ciently convey residential trafﬁ c to more major roads. Driveway access should be minimized and on-street parking can be permitted when deemed safe. Residential Parkways (4-lane) primarily connect Residential Streets with Collector Streets, Secondary Parkways, Primary Parkways, Secondary Arterials and other Residential Parkways. Street Features • Minimum Right-of-Way: 120 feet • Maximum Number of Lanes: 4 lanes • Minimum Lane Width: 11 feet • Curbs: Required • Sidewalks and Paths: Required as per the Bicycle and Pedestrian Facility Plan • On-Street Parking: Optional on one or two sides; 7 feet each • Minimum Tree Plot: 6 feet • Street Trees: Required • Buffer Planting: Required Typical Cross Section See illustration below Primary Priorities Within Right-of-Way • Sensitive to context • Width of travel lanes • Bicycle and pedestrian facilities • Median planting • Street trees Secondary Priorities Within Right-of-Way • Neighborhood character • Bicycle lanes • Width of tree plots • On-street parking Hazel Dell Parkway provides access to residential, commercial, recreational and institutional uses as it traverses East Carmel from north to south. Traffic Management Options • Roundabouts • On-street parking • Deﬁ ned turn lanes at intersections or roundabouts • Narrower lane widths • Curb extensions at traditional intersections (bump-outs) • Bicycle lanes • Signs 120 feet of Right of Way 12 feet Min. Curb: 2 feet Side Path: 10 feet Min. Tree Plot: Lane Width: 6 feet Min. 11 feet Min. Parking Lane: Bike Lane: 7 feet Min. 6 feet Min. Residential Parkway (4-Lane) Typical Cross Section CARMEL CONSOLIDATED COMPREHENSIVE PLAN 57 PART 4: TRANSPORTATION PLAN SECONDARY PARKWAY General Description A Secondary Parkway is equivalent to a Secondary Arterial, but is conﬁ gured with a median and more aesthetic characteristics. Secondary Parkways primarily connect Collector Streets, Residential Parkways, Secondary Parkways, and Secondary Arterials with Primary Parkways and Primary Arterials. Street Features • Minimum Right-of-Way: 130 feet • Maximum Number of Lanes: 4 lanes • Minimum Lane Width: 11 feet • Curbs: Required • Sidewalks and Paths: Required as per the Bicycle and Pedestrian Facility Plan • On-Street Parking: Not Permitted • Minimum Tree Plot: 6 feet • Street Trees: Required • Buffer Planting: Required Typical Cross Section See illustration below Primary Priorities Within Right-of-Way • Sensitive to context • Width of travel lanes • Bicycle and pedestrian facilities • Median planting • Street trees Secondary Priorities Within Right-of-Way • Bicycle lanes • Tree plot widths A recently constructed segment of Illinois Street begins to establish the character of this Secondary Parkway. Traffic Management Options • Roundabouts • Deﬁ ned turn lanes at intersections or roundabouts • Acceleration and deceleration lanes • Limited median interruption • Bicycle lanes • Signs 130 feet of Right of Way 16 feet Min. Curb: 2 feet Side Path: 10 feet Min. Lane Width: 11 feet Min. Tree Plot: 6 feet Min. Secondary Parkway Typical Cross Section 58 CITY OF CARMEL, INDIANA PART 4: TRANSPORTATION PLAN PRIMARY PARKWAY General Description A Primary Parkway is equivalent to a Primary Arterial but is conﬁ gured with a median and more aesthetic characteristics. Primary Parkways primarily connect Collector Streets, Residential Parkways, Secondary Parkways, and Secondary Arterials with Primary Parkways, Primary Arterials and Highways. Street Features • Minimum Right-of-Way: 140 feet • Maximum Number of Lanes: 4 lanes • Minimum Lane Width: 11 feet • Curbs: Required • Sidewalks and Paths: Required as per the Bicycle and Pedestrian Facility Plan • On-Street Parking: Not Permitted • Minimum Tree Plot: 6 feet • Street Trees: Required • Buffer Planting: Required Typical Cross Section See illustration below Primary Priorities Within Right-of-Way • Sensitive to context • Width of travel lanes • Bicycle and pedestrian facilities • Median planting • Street trees Secondary Priorities Within Right-of-Way • Bicycle lanes • Tree plot widths 140 feet of Right of Way 16 feet Min. Curb: 2 feet Side Path: 10 feet Min. Lane Width: 11 feet Min. Tree Plot: Bike Lane: 6 feet Min. 6 feet Min. Primary Parkway Typical Cross Section Traffic Management Options • Roundabouts • Deﬁ ned turn lanes at intersections or roundabouts • Acceleration and deceleration lanes • Limited median interruption • Grade separation at Highways • Exit ramps at Highways and Interstates • Bicycle lanes • Signs Pennsylvania Street provides access to Regional Employment areas on the east side of U.S. 31. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 59 PART 4: TRANSPORTATION PLAN URBAN ARTERIAL General Description An Urban Arterial is equivalent to a Secondary Arterial but is conﬁ gured to ﬁ t within a developed corridor. Urban Arterials primarily connect Residential Streets, Collector Streets, Urban Collectors, Residential Parkways, and Secondary Arterials with Primary Parkways, Primary Arterials and Highways. An Urban Arterial is designed to allow limited driveway access and allow on-street parking when deemed safe in urban areas. Street Features • Minimum Right-of-Way: 90 feet • Maximum Number of Lanes: 4 lanes • Minimum Lane Width: 11 feet • Curbs: Required • Sidewalks and Paths: Required as per the Bicycle and Pedestrian Facility Plan • On-Street Parking: Optional on one or two sides; 7 feet each • Minimum Tree Plot: N/A • Street Trees: Required • Buffer Planting: Tree grates Typical Cross Section See illustration below Primary Priorities Within Right-of-Way • Width of travel lanes • Sensitive to context • Pedestrian facilities • Bicycle lanes Secondary Priorities Within Right-of-Way • Street trees in grates • On-street parking South Range Line Road has reasserted itself as a signiﬁ cant commercial corridor providing the main point of entry into the Old Town Arts and Design District from the south. Traffic Management Options • Roundabouts • Deﬁ ned turn lanes at intersections or roundabouts • On-street parking • Narrower lane widths • Curb extensions at traditional intersections (bump-outs) • Bicycle lanes • Signs Lane Width: 11 feet Min. 90 feet of Right of Way 16 feet Min Turn Lane Curb: 2 feet Side Path: 10 feet Min. Bike Lane: 6 feet Min. Sidewalk: 8 feet Min. Urban Arterial Typical Cross Section 60 CITY OF CARMEL, INDIANA PART 4: TRANSPORTATION PLAN SECONDARY ARTERIAL General Description A Secondary Arterial is designed to carry heavy volumes of trafﬁ c to major destinations in the City. Generally, Secondary Arterials are focused on mitigating trafﬁ c in narrow rights-of-way. Secondary Arterials primarily connect Collector Streets, Residential Parkways, Secondary Parkways, and Secondary Arterials with Primary Parkways, Primary Arterials and Highways. Street Features • Minimum Right-of-Way: 100 feet • Maximum Number of Lanes: 4 lanes • Minimum Lane Width: 11 feet • Curbs: Required • Sidewalks and Paths: Required as per the Bicycle and Pedestrian Facility Plan • On-Street Parking: Not Permitted • Minimum Tree Plot: 8 feet • Street Trees: Required • Buffer Planting: Required Typical Cross Section See illustration below Primary Priorities Within Right-of-Way • Width of travel lanes • Bicycle and pedestrian facilities Secondary Priorities Within Right-of-Way • Sensitive to context • Street trees • Bicycle lanes • Tree plot widths Traffic Management Options • Roundabouts • Deﬁ ned turn lanes at intersections or roundabouts • Acceleration and deceleration lanes • Grade separation at Highways • Exit ramps at Highways and Interstates • Bicycle lanes • Signs East 116th Street east of Keystone Parkway provides off-street facilities for pedestrians and on-street facilities for cyclists and motorists. 100 feet of Right of Way Curb: 2 feet Side Path: 10 feet Min. Lane Width: Tree Plot: 8 feet Min. Bike Lane: 11 feet Min. 6 feet Min. Secondary Arterial Typical Cross Section CARMEL CONSOLIDATED COMPREHENSIVE PLAN 61 PART 4: TRANSPORTATION PLAN PRIMARY ARTERIAL General Description A Primary Arterial is designed to carry very heavy volumes of trafﬁ c to major destinations in or out of the City. Generally, Primary Arterials are focused on mitigating heavy trafﬁ c. Primary Arterials mainly connect Residential Parkways, Secondary Parkways, and Secondary Arterials with Primary Parkways, Primary Arterials and Highways. Street Features • Minimum Right-of-Way: 150 feet • Maximum Number of Lanes: 4 lanes • Minimum Lane Width: 11 feet • Curbs: Required • Sidewalks and Paths: Required as per the Bicycle and Pedestrian Facility Plan • On-Street Parking: Not Permitted • Minimum Tree Plot: 8 feet • Street Trees: Required • Buffer Planting: Required Typical Cross Section See illustration below Primary Priorities Within Right-of-Way • Width of travel lanes • Bicycle and pedestrian facilities Secondary Priorities Within Right-of-Way • Sensitive to context • Street trees • Bicycle lanes • Tree plot widths Traffic Management Options • Roundabouts • Deﬁ ned turn lanes at intersections or roundabouts • Acceleration and deceleration lanes • Grade separation at Highways • Exit ramps at Highways and Interstates • Bicycle lanes • Signs 146th Street east of U.S. 31. Bike Lane: 6 feet Min. 150 feet of Right of Way 16 feet Min Turn Lane Curb: 2 feet Side Path: 10 feet Min. Lane Width: Tree Plot: 8 feet Min. 11 feet Min. Primary Arterial Typical Cross Section 62 CITY OF CARMEL, INDIANA PART 4: TRANSPORTATION PLAN THOROUGHFARE PLAN MAP DESCRIPTION The Thoroughfare Plan Map (on the next page) applies a street classiﬁ cation to each street in Carmel’s planning jurisdiction. The applied street classiﬁ cation represents what the street will evolve to be over the course of 20 years, not as it currently exists. The Thoroughfare Plan Map also denotes where new streets are necessary to fulﬁ ll the C3 Plan’s goals to mitigate trafﬁ c and promote ease of travel by all modes. These new streets should be viewed as mandatory when land is being developed adjacent to or inclusive of the new street’s proposed location. STREET CLASSIFICATION COMPARISON The below table provides a quick reference for comparing the different street classiﬁ cations. The information in the below table mirrors the content in each of the street classiﬁ cation descriptions on the previous pages. Street Classification Minimum Right-of- Way Maximum Number of Lanes Minimum Lane Widths Curbs On-Street Parking (Minimum Width) Minimum Tree Plot Street Trees Buffering Planting Residential Street - Lane 40 feet 2 10 feet Not required Not permitted 5' Required Not required Residential Street - Minor 50 feet 2 11 feet Required Optional on one side (7') 5' Required Not required Residential Street - Major 55 feet 2 11 feet Required Optional on one side (7') 5' Required Not required Collector Street 90 feet 4 11 feet Required Optional on one or two sides (7') 6' Required Required Urban Collector Street 55 feet 4 11 feet Required Optional on one or two sides (7') N/A Required Tree grates Residential Parkway 2-Lane 96 feet 2 11 feet Required Optional on one or two sides (7') 6' Required Required Residential Parkway 4-Lane 120 feet 4 11 feet Required Optional on one or two sides (7') 6' Required Required Secondary Parkway 130 feet 4 11 feet Required Not permitted 6' Required Required Primary Parkway 140 feet 4 11 feet Required Not permitted 6' Required Required Urban Arterial 90 feet 4 11 feet Required Optional on one or two sides (7') N/A Required Tree grates Secondary Arterial 100 feet 4 11 feet Required Not permitted 8' Required Required Primary Arterial 150 feet 4 11 feet Required Not permitted 8' Required Required DRAFT This map reflects preliminary and unverified content. It is for deliberative purposes only. CARMEL CONSOLIDATED COMPREHENSIVE PLAN MAP LEGEND 1 MILE 1/2 MILE 3/4 MILE 1/4 MILE Map Prepared by Ground Rules, Inc. Thoroughfare Plan Map Interstate U.S./State Highway Primary Arterial Primary Parkway Urban Arterial Urban Arterial (Proposed) THOROUGHFARE PLAN MAP 63 Last Revised 7-10-2008 Secondary Arterial Secondary Arterial (Proposed) Secondary Parkway Secondary Parkway (Proposed) Urban Collector Urban Collector (Proposed) Residential Parkway Residential Parkway (Proposed) Collector Street Collector Street (New) Residential Street Residential Street (New) Off-Street Commuter Trail Grade-Separated Crossing Interchange Location Overpass Location Roundabout Intersection (Existing) Roundabout Intersecton (Proposed) River W 96th St W 116th St E 116th St Gray Rd Gray Rd W 146th St Towne Rd E 126th St College Ave Carmel Dr River Rd Old Meridian St W 106th St Ditch Rd West Rd W 126th St Back Side of Thoroughfare Plan Pull-Out CARMEL CONSOLIDATED COMPREHENSIVE PLAN 65 PART 4: TRANSPORTATION PLAN BICYCLE AND PEDESTRIAN FACILITY PLAN The City’s Bicycle and Pedestrian Facility Plan focuses on facilities for non-motorized transportation. One primary purpose for these facilities is to provide an alternative for people to get where they are going without using their vehicles (i.e. for commuting). As a result, bicycle and pedestrian facilities help mitigate trafﬁ c throughout the City while improving the health of residents. Another primary purpose for bicycle and pedestrian facilities is to provide a means for people who cannot drive vehicles (e.g. youth, blind, and seniors) to safely get to local destinations. For this reason, all bicycle and pedestrian facilities are intended to accommodate all handicap accessible devices. The secondary purpose for bicycle and pedestrian facilities is ﬁ tness training and general recreation. People desirous of a healthy life-style need facilities to safely walk, run, skate/blade, or cycle. The City of Carmel realizes not all bicycle and pedestrian facilities are designed for all types of ﬁ tness activities (e.g. ﬁ tness cycling is not appropriate on sidewalks). Therefore, multiple bicycle and pedestrian facilities may be necessary in the same right-of-way to accommodate different ﬁ tness activities. Bicycle and Pedestrian Facility Classifications and Descriptions The following bicycle and pedestrian facility classiﬁ cations are used on the Bicycle and Pedestrian Facility Plan Map: 1. Residential Sidewalk .................................. pg 66 2. Urban Residential Sidewalk ....................... pg 67 3. Urban Commercial Sidewalk ...................... pg 68 4. Side Path .................................................... pg 69 5. On-Street Bicycle Lane ............................. pg 70 6. Off-Street Urban Trail ................................. pg 71 7. Off-Street Trail ............................................ pg 72 Each of the bicycle and pedestrian facility classiﬁ cations listed above has a page dedicated to describing how it can be used to convey bicycle and pedestrian trafﬁ c and how it ﬁ ts into the fabric of the City. Further, the following headings are used, as described below, to convey the essence of each bicycle and pedestrian facility classiﬁ cation: General Description: This section gives the reader a brief description of why the bicycle and pedestrian facility classiﬁ cation has been established. Bicycle and Pedestrian Facility Features: This section conveys the primary design standards that make each bicycle and pedestrian facility classiﬁ cation unique. The standards include: right-of-way, minimum facility width, construction material, joints, obstructions, and street separation. Image Example: This section references images of each bicycle and pedestrian facility classiﬁ cation. The images are intended to portray some of the best examples available in Carmel, but might not represent the purest intent of the facility. When applied in the real world, variations in the design may also be necessary. Design Priorities: During the design phase of all bicycle and pedestrian facility improvement projects, decisions have to be made to best meet budgetary constraints, timelines, funding cycles, physical constraints, and public opinions. This section communicates the primary and 66 CITY OF CARMEL, INDIANA PART 4: TRANSPORTATION PLAN RESIDENTIAL SIDEWALK General Description A Residential Sidewalk is designed to accommodate the following type of pedestrian activities in suburban neighborhoods: • walking • pushing strollers • children’s recreation Generally, Residential Sidewalks provide connectivity from home to home and linkages to bicycle and pedestrian facilities along perimeter roads (e.g. Side Paths). Facility Features • Right-of-Way: Fully within a public right-of-way • Minimum Facility Width: 5 feet • Construction Material: Concrete • Joints: Saw-cut preferred, tooled is permitted • Obstructions: None allowed • Street Separation: 5 to 6-foot tree plot is required Image Example See images in right column. Design Priorities • Primary Priorities: - Reinforcing neighborhood character - ADA compliance at intersections - Unobstructed • Secondary Priorities: - Avoid steep slopes - Avoid unnecessary curvature of alignment Safety Enhancements • Striped crosswalks • Change in pavement material at corners • Saw-cut joints • Tree canopy trimmed to give at least 7 feet of clearance • Lighting Care should be taken to avoid or remove obstructions to provide a safe pedestrian way. Sidewalks along Melark Drive in The Enclave of Carmel provide pedestrian access to neighboring Concord Village. Birchwood Court illustrates a proper relationship of street, planting strip, and sidewalk. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 67 PART 4: TRANSPORTATION PLAN URBAN RESIDENTIAL SIDEWALK General Description An Urban Residential Sidewalk is designed to accommodate the following type of pedestrian activities in urban neighborhoods: • walking • pushing strollers • children’s recreation Generally, Urban Residential Sidewalks provide connectivity from home to home and linkages to bicycle and pedestrian facilities along perimeter roads (e.g. Side Paths) or Urban Commercial Sidewalks. Because separation from the street is preferred, this type of facility is not encouraged in new subdivisions or developments. Facility Features • Right-of-Way: Fully within a public right-of-way • Minimum Facility Width: 6 feet • Construction Material: Concrete, brick or hardscape pavers • Joints: Not applicable, but saw-cut is preferred for concrete sidewalks • Obstructions: Street lights, street signs, and trees may be located in the sidewalk as long as 5 feet of clear-way is maintained in all sections • Street Separation: Not required Image Example See images in right column. Design Priorities • Primary Priorities: - Reinforcing neighborhood character - ADA compliance at intersections - Street trees • Secondary Priorities: - Unobstructed - Avoid steep slopes - Avoid unnecessary curvature of alignment Safety Enhancements • Striped crosswalks • Change in pavement material at corners • Saw-cut joints • Tree canopy trimmed to give at least 7 feet of clearance • Lighting The Urban Residential Sidewalk on First Street NW in Old Town provides pedestrian access to Range Line Road. Urban Residential Sidewalks are particularly suited to historic neighborhoods. High density developments like Brookshire Village make use of Urban Residential Sidewalks. 68 CITY OF CARMEL, INDIANA PART 4: TRANSPORTATION PLAN URBAN COMMERCIAL SIDEWALK General Description An Urban Commercial Sidewalk is designed to accommodate the following type of pedestrian activities in urban settings: • walking • sitting on benches • outdoor dining • pushing strollers Generally, Urban Commercial Sidewalks provide connectivity from business to business and linkages to other pedestrian facilities along perimeter roads (e.g. Side Paths) or Urban Residential Sidewalks. Facility Features • Right-of-Way: Fully within a public right-of-way • Minimum Facility Width: 10 feet, 12 feet preferred • Construction Material: Concrete, brick or hardscape pavers • Joints: Not applicable, but saw-cut is preferred for concrete sidewalks • Obstructions: Street lights, street signs, planters, trees, public art, and seating may be located on the sidewalk as long as 5 feet of clear-way is maintained in all sections • Street Separation: Not required Image Example See images in right column. Design Priorities • Primary Priorities: - Reinforcing commercial character - ADA compliance at intersections - Variation in construction materials - Street trees • Secondary Priorities: - Unobstructed - Avoid steep slopes Safety Enhancements • Striped crosswalks • Change in pavement material at corners • Saw-cut joints • Tree canopy trimmed to give at least 7 feet of clearance • Lighting • Tabled (raised) crosswalks The Urban Commercial Sidewalks in Clay Terrace are an integral part of the life-style center’s design concept. Redevelopment along West Main Street incorporates Urban Commercial Sidewalks. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 69 PART 4: TRANSPORTATION PLAN SIDE PATH General Description A Side Path is designed to accommodate the following type of bicycle and pedestrian activities along collector, parkway and arterial streets: • walking • jogging • pushing strollers • children recreation • skating/blading • slow to moderate speed cycling • commuting Generally, Side Paths provide connectivity from neighborhood to neighborhood and linkages to community amenities (e.g. Parks and Neighborhood Service Nodes). Facility Features • Right-of-Way: Fully within a public right-of-way • Minimum Facility Width: 10 feet • Construction Material: Asphalt or saw-cut concrete • Joints: Not applicable for asphalt, but concrete must have saw-cut joints • Obstructions: None allowed • Street Separation: Minimum of 8 feet Image Example See images in right column. Design Priorities • Primary Priorities: - Unobstructed - Use slight curves to avoid obstructions - Positive drainage away from Side Path - Placement on both sides of the street - ADA compliance at intersections • Secondary Priorities: - Reinforcing local character - Avoid steep slopes Safety Enhancements • Striped crossings at streets and major curb cut intersections • Signs for bicycles, pedestrians and automobiles at intersections • Smooth transitions from Off-Street Trail to street surface at intersections • Bollards or chicane gates at bicycle or pedestrian approaches to major streets or mid-block crossings. • Lighting Side Paths were installed when Oak Ridge Road was transformed to a Residential Parkway. Recent upgrades to 106th Street in Home Place include a Side Path link to the Monon Greenway. 70 CITY OF CARMEL, INDIANA PART 4: TRANSPORTATION PLAN ON-STREET BICYCLE LANE General Description An On-Street Bicycle Lane is designed to accommodate the following bicycle activities along existing roadways: • commuting • ﬁ tness cycling • recreation cycling Generally, On-Street Bicycle Lanes are intended to provide a safer facility for fast-moving bicycle trafﬁ c. Facility Features • Right-of-Way: Fully within a public right-of-way • Minimum Facility Width: 6 feet • Construction Material: Asphalt • Joints: Not applicable • Obstructions: None allowed • Street Separation: By painted strip Image Example See images in right column. Design Priorities • Primary Priorities: - Lane deﬁ nition - Information and trafﬁ c signs - Unobstructed - Placement on both sides of street - Positive drainage away from On-Street Bicycle Lane • Secondary Priorities: - Lighting - Avoid steep slopes - Avoid unnecessary curvature of alignment Safety Enhancements • Striped lanes (not raised markings) at street intersections • Smooth transitions from asphalt to curb • Street sweep sand, stones and debris from bicycle lanes • Lighting • Storm water inlet orientation and product selection • Separation between parallel parking and bicycle lanes • Bicycle signals • Bicycle boxes at intersections to allow bicyclists to navigate the intersection more safely and ahead of automobile movements. On-Street Bicycle Lanes help ensure cyclist safety by deﬁ ning limits for motorists. East 116th Street east of Keystone Parkway was among the ﬁ rst streets in Carmel to have a designated bike lane. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 71 PART 4: TRANSPORTATION PLAN OFF-STREET URBAN TRAIL General Description An Off-Street Urban Trail is designed to accommodate the following bicycle and pedestrian activities along highly traveled areas near City Center and Old Town. • walking • jogging • commuting • pushing strollers • children recreation • skating/blading • slow to moderate speed cycling Generally, Off-Street Urban Trails provide recreational, ﬁ tness and commuting opportunities in both urban and natural settings. Facility Features • Right-of-Way: May be in a right-of-way, easement or public park; 66 feet in width • Minimum Facility Width: 24 feet • Construction Material: Asphalt, saw-cut concrete or other suitable surface • Joints: Any concrete must have saw-cut joints • Obstructions: None allowed • Street Separation: Not applicable Image Example See images in right column. Design Priorities • Primary Priorities: - Unobstructed - Separate bicycle and pedestrian lanes - Minimize disturbance to sensitive natural features - Landscaping - Wayﬁ nding signs - Bicycle parking areas The Monon Greenway passes through Old Town, providing pedestrians and cyclists access to this increasingly popular destination. 66 feet of Right of Way Sidewalk: 12 feet Sidewalk: 12 feet Shared Path: 18 feet Tree Plot and Furniture: 12 feet Private Property Private Tree Plot and Property Furniture: 12 feet Off-street Urban Trail Typical Cross Section • Secondary Priorities: - User comforts such as plazas, benches, water fountains, and public art - ADA compliance at intersections - Avoid steep slopes 72 CITY OF CARMEL, INDIANA PART 4: TRANSPORTATION PLAN OFF-STREET TRAIL General Description An Off-Street Trail is designed to accommodate the following type of bicycle and pedestrian activities along natural or off-street corridors. • walking • jogging • commuting • pushing strollers • children recreation • skating/blading • slow to moderate speed cycling Generally, Off-Street Trails provide recreation and ﬁ tness opportunities as well as a thoroughfare in natural settings. Facility Features • Right-of-Way: May be in a right-of-way, easement or public park; 66 feet in width • Minimum Facility Width: 16 feet total with a 12 foot wide trail and 2 foot shoulder • Construction Material: Asphalt, crushed limestone or other suitable surface • Joints: Not applicable • Obstructions: None allowed • Street Separation: Not applicable Image Example See images in right column. Design Priorities • Primary Priorities: - Unobstructed - Minimize disturbance to sensitive natural features - Reﬂ ect natural character - Use curves to avoid obstructions - Positive drainage away from Off-Street Trail - Bicycle parking areas • Secondary Priorities: - ADA compliance at intersections - Avoid steep slopes Safety Enhancements • Striped crossings at street intersections • Signs for bicycles, pedestrians and automobiles at intersections • Smooth transitions from Off-Street Trail to street surface at intersections • Bollards or chicane gates at pedestrian approaches to major streets or mid-block crossings • Grade-separated crossings • Lighting at intersections Off-Street Trails have been provided in several parks, like the one in West Park. The Monon Greenway provides access and continuity between Carmel’s and Indianapolis’ trail systems. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 73 PART 4: TRANSPORTATION PLAN BICYCLE AND PEDESTRIAN FACILITY CLASSIFICATION COMPARISON The below table provides a quick reference for comparing the different bicycle and pedestrian classiﬁ cations. The information in the below table mirrors the content in each of the bicycle and pedestrian facility classiﬁ cation descriptions on the previous pages. Bicycle and Pedestrian Facility Classification Right-of-Way Minimum Facility Width Construction Material Joints Obstructions Street Separation Residential Sidewalk Fully within a public right-of-way 5' Concrete Saw-cut preferred, tooled permitted None allowed 6' tree plot required Urban Residential Sidewalk Fully within a public right-of-way 6' Concrete, brick or hardscape pavers N/A but saw-cut preferred for concrete Street lights, street signs and trees may be located in the sidewalk as long as 5' of clear-way is maintained Not required Urban Commercial Sidewalk Fully within a public right-of-way 10' (12' preferred) Concrete, brick or hardscape pavers N/A but saw-cut preferred for concrete Street lights, street signs and trees may be located in the sidewalk as long as 5' of clear-way is maintained Not required Side Path Fully within a public right-of-way 10' Asphalt or saw-cut concrete N/A but concrete must be saw-cut None allowed Minimum 8' On-Street Bicycle Lane Fully within a public right-of-way 6' Asphalt N/A None allowed By painted strip Off-Street Urban Trail Right-of-way, easement or public park 24' Asphalt, saw-cut concrete or other suitable surface Concrete must be saw-cut None allowed Not required Off-Street Trail Not in right-of-way, but within an easement, floodplain or public park 16' total with 74 CITY OF CARMEL, INDIANA PART 4: TRANSPORTATION PLAN BICYCLE AND PEDESTRIAN PLAN MAP The Bicycle and Pedestrian Plan Map (on page 71) applies the bicycle and pedestrian facility classiﬁ cations throughout Carmel’s planning jurisdiction. The bicycle and pedestrian facility classiﬁ cations represent the future system, not what exists today. Dashed lines are used to denote where new bicycle and pedestrian facilities are necessary to fulﬁ ll the C3 Plan’s goals to mitigate trafﬁ c and promote ease of travel by all modes. These new bicycle and pedestrian facilities should be viewed as mandatory when land is being developed adjacent to or inclusive of the new facility’s proposed location. DRAFT This map reflects preliminary and unverified content. It is for deliberative purposes only. CARMEL CONSOLIDATED COMPREHENSIVE PLAN MAP LEGEND 1 MILE 1/2 MILE 3/4 MILE 1/4 MILE Map Prepared by Ground Rules, Inc. Bicycle and Pedestrian Plan Map Off-Street Trail Bicycle Route or Lane Side Path Enhanced Sidewalk Sidewalk BICYCLE AND PEDESTRIAN PLAN MAP Last Revised 07-10-2008 Corridor without Bicycle or Pedestrian Facility Grade-Separated Crossing School Location Park Location River 75 W 96th St W 116th St E 116th St Gray Rd Gray Rd W 146th St Towne Rd E 126th St College Ave Carmel Dr River Rd Old Meridian St W 106th St Ditch Rd West Rd W 126th St Clay Center Rd W 141st St W 136th St Spring Mill Rd Pennsylvania St 122nd St E 136th St Main St Carey Rd Oak Ridge Rd Ditch Rd Westfield Blvd Hazel Dell Pkwy Hazel Dell Pkwy E 131st St DRAFT This map reflects preliminary and unverified content. It is for deliberative purposes only. CARMEL CONSOLIDATED COMPREHENSIVE PLAN MAP LEGEND 1 MILE 1/2 MILE 3/4 MILE 1/4 MILE Map Prepared by Ground Rules, Inc. Bicycle Routes and Loops Plan Map West Loop Village Loop City Center Loop Cool Creek Loop White River Loop East/West Route North/South Route BICYCLE ROUTES AND LOOPS MAP Last Revised 07-19-2008 Future Route School Park Parking White River 76 W 96th St W 116th St E 116th St Gray Rd Gray Rd W 146th St Towne Rd E 126th St College Ave Carmel Dr River Rd Old Meridian St W 106th St Ditch Rd West Rd W 126th St Clay Center Rd W 141st St W 136th St Spring Mill Rd Pennsylvania St 122nd St E 136th St Main St Carey Rd Oak Ridge Rd Ditch Rd Westfield Blvd Hazel Dell Pkwy CARMEL CONSOLIDATED COMPREHENSIVE PLAN 77 PART 4: TRANSPORTATION PLAN TRANSIT PLAN The City is actively in pursuit of a means to convey commuters between key locations in Carmel, Hamilton County, and Indianapolis. The City also has interest in an intra-city system to allow people to travel between key destinations in the City without using their own automobile. The primary purpose of these interests is to mitigate trafﬁ c on arterial streets and highways. The accomplishment of a regional commuter line and intra-city system would also help nurture the integrity of the natural environment by reducing emissions and consumption of petroleum products. It is suggested that a commuter line can not only mitigate trafﬁ c congestion, but can reduce commute times to downtown. Collectively, these beneﬁ ts are expected to make a commuter line an attractive option for those who work in downtown Indianapolis but live in Carmel or vice versa. A secondary purpose for a commuter line and intra-city system is to provide accessibility to disabled persons, youth, seniors, and others who cannot or do not wish to drive. Many factors contribute to the viability of any transit system. For instance, the cost of gasoline inﬂ uences potential ridership, thus the revenue stream. Other factors include: • gross residential population of the communities being served, • density of population near transit station, • number of workers and residents within a 5 minute walk of a transit station, • design of the system (e.g. raised or at-grade), • cost per ride, • percent of system being subsidized by the government, • convenience of system (e.g. transit stations near desired destination), • frequency of transit vehicles (i.e. wait time for boarding), • actual and perceived degree of safety and security, • time riding transit verses driving car, and • availability of parking areas. This section of the C3 Plan is intended to explore transit opportunities to meet the needs of a developing and redeveloping community. It is not intended to encourage high density for the sake of establishing a transit system. Transit Facility Classifications and Descriptions The following transit classiﬁ cations are used on the Transit Plan Map: 1. Commuter Line ........................................... pg 78 2. Intra-city Transportation .............................. pg 79 Each of the transit facility classiﬁ cations listed above has a page dedicated to describing how it can be used to mitigate trafﬁ c and how it ﬁ ts into the fabric of the City. Further, the following headings are used, as described below, to convey the essence of each transit facility classiﬁ cation: General Description: This section gives the reader a brief description of why the transit classiﬁ cation has been established. Design Priorities: This section conveys the primary design standards that should apply to each type of transit to make it successful. 78 CITY OF CARMEL, INDIANA PART 4: TRANSPORTATION PLAN COMMUTER LINE General Description A Commuter Line would be designed to carry a large number of people from key locations in Carmel to one or more destinations in downtown Indianapolis. Additional stops en route to downtown Indianapolis may also be necessary. The interim express bus system should continue to be supported and enhanced to mitigate trafﬁ c and provide familiarity with commuter systems. Currently the type of commuter line (e.g. raised monorail or light rail) has not been conceptualized, nor has any engineering or comprehensive study been completed to choose a route into Carmel. Extensive study should be conducted to determine an exact route, station locations, scheduling, ridership, cost, phasing, ties to other alternative transportation, and type of “vehicle” to use. For that reason this section is primarily a placeholder for revisions and additions as further study is conducted. Everything contained in this section should be considered conceptual and preliminary. Design Priorities • Commuter stops should take the form of stations with shelters, waiting areas, and bicycle parking. • Stations in Carmel should be located in areas with intense employment and large parking capacity, or dense populations living within walking distance. • Destinations for commuters to include Keystone at the Crossing and downtown Indianapolis. • “Express” commute time to downtown Indianapolis. • “Vehicles” should provide the space for passengers to transport their bicycles. The Clarian People Mover was installed in Indianapolis to better link hospital campuses to one another. This system represents an automated and raised rail system. MetroLink in St. Louis is an example of light rail. The electric powered system uses overhead power lines for energy. The Indianapolis Metropolitan Planning Ofﬁ ce uses the above image to describe an at-grade automated rail system. The location of the system is unknown. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 79 PART 4: TRANSPORTATION PLAN INTRA-CITY TRANSPORTATION SYSTEM General Description A Intra-city Transportation System would be designed to carry a moderate number of people between key locations in Carmel. Additional routes may include key locations in Zionsville, Noblesville, Indianapolis, Westﬁ eld and/or Fishers. Most likely, this system would be a driver-operated, on-street system. Currently the type of Intra-city Transportation System (e.g. trolly or bus) has not been conceptualized, nor has any comprehensive study been conducted to determine an on-street system of routes and stops. Extensive study should be conducted to determine potential routes, stops, scheduling, ridership, cost, phasing, ties to other alternative transportation, and type of vehicles. For that reason this section is primarily a placeholder for revisions and additions as further study is conducted. Everything contained in this section should be considered conceptual and preliminary. Design Priorities • Intra-city stops should take the form of “turnouts” to provide safe ingress and egress from the vehicle. • Turnouts in Carmel should be located at popular destinations like Old Town, City Center, Clay Terrace, U.S. 31 ofﬁ ce parks, Merchants’ Square, Central Park, and strategic locations near higher density residential developments. • Convenience of schedule and efﬁ ciency in time. • User-friendly and predictable. • Driver operated. Some communities desire themed buses so riders can quickly recognize them and to ﬁ t better into the context. This trolly bus is used in Central Park in New York City. The New Flyer brand hybrid electric bus represents the latest technology in low ﬂ oor (for easy in and out) and low emission transit vehicles. Buses like this could match Carmel’s commitment to a ﬂ eet of fuel efﬁ cient and low emissions vehicles. Compact buses, like this one used in Long Beach, California, provide lower up-front cost and are more maneuverable in urban environments. 80 CITY OF CARMEL, INDIANA PART 4: TRANSPORTATION PLAN TRANSIT FACILITY PLAN A Transit Facility Plan should be prepared to identify potential routes using key corridors. The transit facility plan would also identify high density or intense nodes that would beneﬁ t from a transit stop. Once prepared the Transit Facility Plan can help promote proper development where transit stops will most likely be located, and to discourage incompatible land uses from locating adjacent to routes or near transit stops. The Transit Facility Plan Map, when prepared, should be located on the following page. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 81 PART 4: TRANSPORTATION PLAN 82 CITY OF CARMEL, INDIANA PART 4: TRANSPORTATION PLAN PREFACE page 1 PART 1: Community Proﬁ le page 11 PART 2: Comprehensive Plan Essence page 15 PART 3: Land Classiﬁ cation Plan page 27 PART 4: Transportation Plan page 47 PART 5: Critical Corridors and Subareas page 83 5 84 CITY OF CARMEL, INDIANA PART 5: CRITICAL CORRIDORS AND SUBAREAS CRITICAL CORRIDORS AND SUBAREAS INTRODUCTION Part 5: Critical Corridors and Subareas has been established to provide a summary of several planning studies and small area plans. The following sections represent the essence of those studies and plans, and add greater reﬁ nement to transportation and growth management goals and objectives. The purpose of this Part is to emphasize that there are certain areas and corridors in the City that require a greater degree of planning. They also require a greater level of review when development proposals are being considered. The following critical corridors and subareas are included in this Part: 1. Keystone Parkway Corridor ........................ pg 86 2. U.S. 31 Corridor ......................................... pg 88 3. 96th Street Corridor .................................... pg 90 4. City Center/Old Town Subarea ................... pg 92 5. Old Meridian Subarea ................................ pg 94 6. Home Place Subarea ............................... pg 100 Critical Corridor and Subarea Descriptions Each of the critical corridors and subareas listed above has two to six pages dedicated to describing how it should be used to manage growth and development in these sensitive areas. Further, the following headings are used, as described below, to convey the essence of each critical corridor and subarea. These descriptions are intended to be conceptual. Description: This section gives the reader a brief description of the existing conditions, history, and reasons why the corridor or subarea is considered critically important. Critical Area Boundaries: This section conveys where each critical corridor or subarea is located within Carmel’s planning jurisdiction. Strategy: This section describes the implementation steps, projects, policies, or programs necessary to achieve the desired result in the critical corridor or subarea. Design Guidelines: This section establishes the physical goals for the critical corridor or subarea. It should be referenced and used to inﬂ uence decisions made by the Plan Commission, Board of Zoning Appeals and Common Council when considering a development proposal. Plan Map: Each critical corridor or subarea has a full-page illustration of the area within its boundaries. The map is included to support the “Strategy” and “Design Guidelines” sections and to illustrate additional information not included in the written text. In many of the maps, the Bicycle and Pedestrian Plan Map information and Thoroughfare Plan Map information is integrated. In some critical corridor and subarea sections, a “Detailed” Plan Map is included. The inclusion of such a map is indication that those critical corridors or subareas have had more extensive study and planning. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 85 PART 5: CRITICAL CORRIDORS AND SUBAREAS FUTURE STUDIES AND PLANS The critical corridors and subareas plans included in Part 5 are the result of detailed studies or planning efforts previously completed by the City of Carmel. Therefore, the content in Part 5 is limited to just those previous studies. The City recognizes that there are several other “critical” areas in its planning jurisdiction that remain to be studied or planned for in detail. It is anticipated that the City will work toward accomplishing those planning processes as time and budget permit, and based on impending need. Potential New Critical Corridor and Subareas The critical corridors and subareas that may be studied and planned for include, but are not limited to the following (in no particular order): 1. West 116th Street 2. East 116th Street 3. 146th Street 4. Michigan Road/U.S. 421 5. East 96th Street 6. Downtown Core 7. White River Greenway 8. Transit Integration and Hub 9. 96th Street and Westﬁ eld Boulevard District 10. 126th Street and Gray Road District 11. Quarry Land Reclamation and Development 12. Pennsylvania Parkway Extension 13. Hazel Dell Parkway and 131st Street District 14. Monon Greenway Corridor 15. Central Park District Implementation and Incorporation of New Critical Corridor or Subarea Plans It is the desire of the City to formalize a general process and scope of services to be used for each new critical corridor or subarea planning project. The intent is to assure public participation and adherence to a document format that will allow the results to be integrated into the C3 Plan on two to eight pages. This will help maintain a uniform, compact and user-friendly comprehensive plan over the years to come. 86 CITY OF CARMEL, INDIANA PART 5: CRITICAL CORRIDORS AND SUBAREAS KEYSTONE PARKWAY CORRIDOR Description Keystone Parkway has been identiﬁ ed as a critical corridor because it: • Serves as major north/south arterial; • Establishes a division between the urbanizing central part of Carmel and primarily residential neighborhoods in East Carmel; and • Is buffered by long stretches of mature trees providing aesthetic beneﬁ t. The volume of trafﬁ c on Keystone Parkway has increased; additionally, many intersecting streets have experienced increasing volumes of trafﬁ c. The addition of trafﬁ c has increased the time it takes to traverse the township. During certain parts of the day, the corridor has backed-up trafﬁ c and is noted by residents as being a transportation concern. Critical Area Boundaries The Keystone Parkway Corridor boundaries are depicted on the Orientation Map on the following page. Strategy Gain Control of the Right-of-Way: Through an agreement with the State of Indiana the City of Carmel successfully gained full control over Keystone Parkway, reverting it to a City controlled street instead of a State Road. Install Grade-Separated Roundabouts: Now that the City has control of the right-of-way, it will achieve grade separation at key intersections. The most logical design for grade separation is a roundabout conﬁ guration to control the turning movements of vehicles entering or exiting Keystone Parkway. This design will require much less right-of-way acquisition, thereby minimizing disturbance to adjacent properties. The result will be signiﬁ cant reductions in trafﬁ c congestion, travel times, and vehicular accidents. The ﬂ ow of trafﬁ c traveling north or south along Keystone will be uninhibited by stop lights. Assure East/West Connectivity: As a major arterial, Keystone Parkway acts as a barrier for bicycle and pedestrian trafﬁ c. The City will install grade-separated bicycle and pedestrian crossings to support east/west connectivity and improve convenience and safety. Preserve and Install Tree Canopy: Carmel will maintain the overlay language in its zoning regulations to protect the existing tree canopy. It will also require installation of new canopy trees when appropriate to maintain the “green corridor” aesthetic. Install Side Paths: There is an ever-increasing demand for bicycle and pedestrian facilities in Carmel. The Keystone Parkway Corridor will provide a tremendous opportunity for side paths to be added within the existing right-of-way. With the Monon Greenway functioning at capacity at times, the Keystone Parkway Corridor would provide another north- south route for bicycles and pedestrians. With a connection between the Monon Greenway at the north (see Keystone Parkway Corridor Plan) and south, a highly desirable circuit would be created. Require Connection between Carmel Drive and Mohawk Drive: As areas between Carmel Drive and Mohawk Drive develop and redevelop, the City will require a strong street connection to CARMEL CONSOLIDATED COMPREHENSIVE PLAN 87 PART 5: CRITICAL CORRIDORS AND SUBAREAS ORIENTATION MAP MAP LEGEND Map Prepared by Ground Rules, Inc. Last Revised 07-10-2008 Keystone Parkway Corridor Plan Preservation of Residential Existing Street Proposed Street Stream Roundabout Interchange New Roundabout Separated Multi-Use Path Grade Separated Pedestrian Crossing Preserve/Install Tree Canopy E 96th St. E 116th St. E 126th St. E 106th St. Carmel Dr. 99th St. Smokey Row Rd. E 136th St Main St. Carey Rd. Monon Trail Terrace Blvd. Clay To City Center Drive Range Line Rd. US 31 Keystone Ave. E 146th St AAA Way 96 h St 96th St 116th St 116th St Gray Rd 146th St 146th St Towne Rd R ver Rd City Center College Ave 106th St Ca 9 Old Meridian St 106th ST Ditch Rd 121st St West Rd 126th St Clay Center Rd 141st St 136th St Hoover Rd 136th St Oak Ridge Rd Westfield Blvd Hazel De l Pkwy 103rd S 88 CITY OF CARMEL, INDIANA PART 5: CRITICAL CORRIDORS AND SUBAREAS U.S. 31 CORRIDOR Description The U.S. 31 Corridor has been identiﬁ ed as a critical corridor because it: • Serves as major regional north/south arterial; • Provides an abrupt transition between the urbanizing central part of Carmel and sensitive low density residential neighborhoods and estates; • Creates an undesirable barrier for east/west vehicular, bicycle and pedestrian transit; and • Is a major employment corridor and economic engine. U.S. 31 is slated to be upgraded to freeway status, requiring interchanges as the only access points. This is a positive improvement to reduce trafﬁ c congestion, yet will result in numerous challenges as well. For instance, Carmel will likely lose some access points along the corridor. It will be important for Carmel to maintain sufﬁ cient access to U.S. 31 and to ensure the City’s character is not compromised. Further, it will be important to provide numerous means for east/west access for vehicles, bicycles and pedestrians. Critical Area Boundaries The U.S. 31 Corridor boundaries are depicted on the Orientation Map on the following page. Strategy Utilize Roundabout Interchanges: The City of Carmel will work with the State of Indiana to ensure the use of roundabout- style interchanges. These interchange designs are expected to save cost, reduce acquisition of land, disturb less of the built environment, and best match the character goals of the City. Another expected advantage is efﬁ ciency of vehicular trafﬁ c, reducing emissions and fuel consumption. Extend Illinois Street from Spring Mill Road to 136th Street: As U.S. 31 is upgraded, Illinois Street will be necessary to provide north/south access to the employment corridor on the west side of U.S. 31. Illinois Street also establishes the transition from intense ofﬁ ce corridor to low density residential areas to the west. Maintain Strong East/West Connectivity: As a major arterial, U.S. 31 acts as a barrier for bicycle and pedestrian trafﬁ c. When the highway is upgraded to freeway status, it may also reduce east/west connectivity for vehicles. The City will work with the State of Indiana to establish six interchanges and three overpasses for adequate vehicular, bicycle and pedestrian access. Two additional bicycle and pedestrian grade-separated crossings are necessary. Require 6- to 10-Story Buildings: Require all buildings between Illinois Street and Pennsylvania Street to be 6 to 10 stories in height. This ofﬁ ce and medical corridor provides essential employment opportunity and portrays a positive community character. Parking areas should be de-emphasized and, when appropriate structured to make room for additional buildings. Limited opportunity for business-serving and employee- serving commercial should be allowed (e.g. restaurants and print shops) in existing buildings or small nodes along the corridor. Design Guidelines • Protect and enhance the green corridor aesthetic created by CARMEL CONSOLIDATED COMPREHENSIVE PLAN 89 PART 5: CRITICAL CORRIDORS AND SUBAREAS ORIENTATION MAP MAP LEGEND Map Prepared by Ground Rules, Inc. Last Revised 07-10-2008 U.S. 31 Corridor Plan Preservation of Residential Transition-Sensitive Residential 6 to 10 Story Employment Corridor Existing Street/Roundabout Proposed Street Roundabout Interchange Overpass New Roundabout Separated Multi-Use Path Grade Separated Pedestrian Crossing Preserve/Install Tree Canopy W 96th St W 116th St Old Meridian St. W 106th St Pennsylvania St 122nd St 111th St 136th St Oak Ridge Rd 146th St W 131st St Illinois St Range Line Rd US 31 Meridian St I-465 Spring Mill Rd 96 h St 96th St 116th St 116th St Gray Rd 146th St 146th St Towne Rd R ver Rd City Center College Ave 106th St Carmel Dr 99th St Old Meridian St 106th ST Ditch Rd 121st St West Rd 126th St Clay Center Rd 141st St 136th St Hoover Rd 136th St Main St Carey Rd Oak Ridge Rd Westfield Blvd Hazel De l Pkwy 90 CITY OF CARMEL, INDIANA PART 5: CRITICAL CORRIDORS AND SUBAREAS 96TH STREET CORRIDOR Description The 96th Street Corridor has been identiﬁ ed as a critical corridor because it: • Serves as a major east/west arterial; • Establishes a division between stable residential neighborhoods and commercial areas; and • Traverses in and out of sensitive neighborhoods. Through the early 1960’s, 96th Street was an uninterrupted cross-county connector between the Boone County line and the White River. In the mid-sixties, Interstate 465 was constructed resulting in the current disrupted conﬁ guration near Westﬁ eld Boulevard. As northern Marion County and southern Hamilton County urbanized, 96th Street’s importance as a major east/west corridor was rekindled. Today, 96th Street continues to evolve into a major arterial, especially east of Keystone Parkway. In the study area of the 96th Street Corridor Plan, there are three segments that reﬂ ect commercial character and correspondingly carry higher volumes of trafﬁ c: • Between Michigan Road and Shelbourne Road; • Between Spring Mill Road and College Avenue; and • Between Westﬁ eld Boulevard and Keystone Parkway. There are also two segments that maintain residential character and carry lower volumes of trafﬁ c: • Between Shelbourne Road and Spring Mill Road; and • Between College Avenue and Westﬁ eld Boulevard. Critical Area Boundaries The Keystone Parkway Corridor boundaries are depicted on the Orientation Map on the following page. Strategy Encourage Redevelopment Along Michigan Road: The City of Carmel should encourage the redevelopment of property on the northeast corner of Michigan Road and 96th Street. A high quality development at this location would enhance this gateway into Carmel. It is hoped that a quality development in this strategic location will act as a catalyst for similar quality to the south, north and east where several “tired” and under-utilized buildings are located. Buffer Residential Areas from Commercial: As commercial areas near Michigan Road evolve or are redeveloped, special attention should be given to transitions or softening potential negative effects to adjacent residential areas. Enhance East/West Connectivity: Where 96th Street (the Real Street leg) connects with Westﬁ eld Boulevard south of I-465, the City of Carmel should look for ways to improve connectivity to the new roundabout north of I-465 on Westﬁ eld Boulevard. The best solution may be another roundabout at Real Street (Marion County’s jurisdiction) at Westﬁ eld Boulevard to allow for more ﬂ uid, uninterrupted vehicle ﬂ ow. The above described enhancement is most likely the best alternative when considering ﬁ nancial resources. However, if the funding could be obtained, the City would prefer a straight alignment over I-465, eliminating the need for the Real Street segment (see Alternative Alignment on the next page). Although this alignment would be more costly, it would better enhance east/west connectivity, and CARMEL CONSOLIDATED COMPREHENSIVE PLAN 91 PART 5: CRITICAL CORRIDORS AND SUBAREAS ORIENTATION MAP MAP LEGEND Map Prepared by Ground Rules, Inc. Last Revised 07-10-2008 96th Street Corridor Plan Redevelopment Opportunity Preservation of Residential Employment Area Existing Street/Roundabout Proposed Street Roundabout Interchange New Roundabout Separated Multi-Use Path Grade-Separated Pedestrian Crossing Preserve/Install Tree Canopy Senstitive Transition/Buffer Monon Trail Westfield Blvd. College Ave. Meridian St. Spring Mill Rd. Ditch Rd. Towne Rd. 96th Street 96th Street 103rd St. 99th Street Shelbourne Rd. Michigan Rd. Keystone Ave. 4 lane Arterial Commercial Context 2 lane Arterial with Residential Sensitivity 3 lane Arterial Commercial Context 2 lane Arterial with Residential Sensitivity 4 lane Arterial Commercial Context Monon Trail Westfield Blvd. College Ave. Meridian St. Spring Mill Rd. 103rd St. 99th Street Keystone Ave. Alternate Alignment of 96th Street over I-465 96 h St 96th St 116th St 116th St Gray Rd 146th St 146th St Towne Rd R ver Rd City Center College Ave 106th St Carmel Dr 92 CITY OF CARMEL, INDIANA PART 5: CRITICAL CORRIDORS AND SUBAREAS CITY CENTER/OLD TOWN SUBAREA Description The City Center and Old Town nodes have been identiﬁ ed as a critical subarea because they: • Collectively function as the City of Carmel’s core downtown; • Are going through substantial redevelopment; and • Represent the City’s economic and cultural vitality. Downtowns are special places, and Carmel’s is no exception. Historically, the downtown functioned as the primary location for commerce and pedestrian activity. Over time, commercial development on the outskirts diverted much of the vitality away from the downtown. Carmel has recognized the importance of its downtown and is redeveloping several parcels and encouraging reinvestment. It is also striving to reintroduce many cultural activities and capacity to the district. Architectural character, bicycle and pedestrian amenities, vitality anchors and connectivity will all be essential to its success. The City recognizes that any modern downtown must accommodate vehicles and will strive to include parking areas in discrete locations. Critical Area Boundaries The City Center and Old Town boundaries are depicted on the Orientation Map on the following page. Strategy Form-Based Regulatory Ordinance: The City of Carmel will draft and adopt a form-based code to regulate massing, scale, intensity, building orientation and site features required for new or redevelopment projects in the core. This form-based regulation should be accompanied by a detailed plan for the entire subarea. The form-based code will replace the traditional zoning ordinance, and will not focus heavily on regulating land use. Create a Pattern Book: Carmel will establish a “pattern” book to help developers and property owners better understand the desired architectural features within these nodes. As developments are proposed the City should require substantial compliance with the pattern book to ensure buildings ﬁ t the character goals for the district. Enhance Connectivity: The historic grid system of local streets was not expanded as growth occurred in the downtown. Various developments over the years have become obstacles for proper connectivity in the downtown. As the district continues to be redeveloped and additional vehicular, bicycle and pedestrian trafﬁ c is realized, the need for additional connectivity will grow signiﬁ cantly. For this reason, the City will seek opportunities to expand the grid or to make new connections, especially with local streets. Another essential connection is with the Monon Greenway. The map on the opposite page demonstrates several potential linkages the City intends to install. Assure a Bicycle and Pedestrian-Friendly Environment: Downtowns should be places where people feel comfortable and have a desire to be. Beyond the obvious need for bicycle and pedestrian amenities like benches, bicycle racks, interesting paving material, safe street crossings, and pedestrian-scale street lights, there are many other factors that make a person CARMEL CONSOLIDATED COMPREHENSIVE PLAN 93 PART 5: CRITICAL CORRIDORS AND SUBAREAS ORIENTATION MAP MAP LEGEND Map Prepared by Ground Rules, Inc. Last Revised 07-10-2008 City Center and Old Town Subarea Plan Proposed Street with Sidewalks Arts and Design District City Center Main Street Sub-Area Historic Range Line Road Sub-Area Character Sub-Area Monon Esplanade Improvement Area Signature Building Pedestrian Oriented Design New Roundabout Separated Multi-Use Path Gateway Pylons Existing Major/Minor Street Carmel Dr Main St 136th St. Mohawk Dr. City Center Drive Carmel Dr. Range Line Rd N Guilford Rd 96 h St 96th St 116th St 116th St Gray Rd 146th St 146th St Towne Rd R ver Rd City Center Colleg Ave 106th St Carmel Dr 99th St Old Me idian St 106th ST Ditch Rd 121st St West Rd 126th St Clay Center Rd 141st St 136th St Hoover Rd 136th St Main St Carey Rd Oak Ridge Rd Westfield Blvd Hazel De l Pkwy 03rd S 131st St 131st St Shelborne Rd Il inois St Range ine Rd Keystone Ave 94 CITY OF CARMEL, INDIANA PART 5: CRITICAL CORRIDORS AND SUBAREAS OLD MERIDIAN SUBAREA Description The Old Meridian Subarea has been identiﬁ ed as a critical district because it: • Is experiencing increased development pressure; • Has a wide mix of land uses coming together in a small area; • Has a signiﬁ cant portion of the land left undeveloped or underdeveloped; • Is made up of a few permanent uses (e.g. St. Vincent’s Carmel Hospital and Carmel Middle School) which require some sensitivity; • Has a significant demand for businesses to serve the corporate corridor along U.S. 31; and • Lacks a cohesive theme and unifying features. The City of Carmel conducted a thorough market study of the Old Meridian Subarea followed by a detailed physical study (Old Meridian Task Force Report). The result of both efforts was a vision, physical development plan, and land use concept for the district. The City has already improved Old Meridian Street into a four-lane boulevard with roundabouts at critical locations. The street improvements include a new landscaped median, curbs, and sidewalks. Critical Area Boundaries The Old Meridian Subarea boundaries are depicted on the Orientation Map on page 94. Strategy Old Meridian Street Boulevard: The City of Carmel upgraded Old Meridian Street into a boulevard with roundabouts at Pennsylvania Street, Grand Boulevard and Main Street. This project sets the character for the district, enhances bicycle and pedestrian access, and mitigates trafﬁ c. Grand Boulevard and other Radial Boulevards: The City will build Grand Boulevard and other secondary boulevards in the locations depicted on the Old Meridian Subarea Plan. These radial boulevards will offer park-like medians to support bicycling and walking access to the Village area. They will also provide cross-circulation for vehicles and high quality settings for new development. Secondary Street Network: As development occurs, secondary streets will need to be installed as depicted on the Old Meridian Subarea Plan. These streets are intended to provide additional connectivity instead of dead-end driveways serving a single development. They also provide an opportunity for buildings to face public streets with parking in the rear of the property. Townhouse and Multifamily Uses: The Old Meridian Subarea Plan envisions both upscale and more moderate units within townhouses and multifamily developments. These residential developments are intended to be located along the new boulevards. Office Development: Outside the central retail and residential areas, new ofﬁ ce development is anticipated on the south end of the subarea. This ofﬁ ce development is intended to be 2 to 5 stories, mostly fronting on Old Meridian Street. Mixed Medical Development: The area north of Main Street and south of St. Vincent’s Carmel Hospital is intended to CARMEL CONSOLIDATED COMPREHENSIVE PLAN 95 PART 5: CRITICAL CORRIDORS AND SUBAREAS • Developments exceeding 10 units should provide 15% of the land area as open space, landscaped for enjoyment by the residents. • All local streets should accommodate on-street parking and sidewalks according to Old Meridian Subarea Plan. • All units should be vertically separated, between 25 to 35 feet in width, and 2 ½ stories tall. • Front facades should be clad in brick with three-dimensional details. • Front doors should face the street and be 2 to 5 feet above sidewalk level. • An articulated cornice should be provided where the top of the facade meets the roof. • If desired, a “transparent” fence (e.g. wrought iron) should be allowed in the front yard. Multifamily Attached Design Guidelines • All units should provide a minimum of two off-street parking spaces, or one if on-street parking is ample. • Surface parking or parking garages should not be adjacent to or face a public street. • At least 75% of all buildings in a development should face a public street. • Developments exceeding 10 units should provide 15% of the land area as open space, landscaped for enjoyment by the residents. Row homes are a suitable ﬁ t for the Single-Family Attached subdistrict. • Buildings facing public streets should have a build-to requirement, with facades being varied between 4 and 9 feet from the right-of-way. Off-street parking or driveways should not be permitted in the front setback. • All local streets should accommodate on-street parking and sidewalks according to the Old Meridian Subarea Plan. • Buildings should be a minimum of 28 feet tall and a maximum of 55 feet tall, except parking garages which cannot exceed 35 feet in height. • All units should be accessible from both the front and back of the building. • Front setbacks and courtyards should be finished with sidewalks and extensive landscaping. • Use of balconies in the structure’s design. • Courtyards may be fenced with wrought iron or metal fences that are no more than 5 feet tall. • Freestanding signs should be prohibited. All identiﬁ cation, directional, or informational signs should be small and located on the building or integrated onto a fence. Multifamily Attached development should face the street and have on-street parking to accommodate visitors. Mixed Use Village Design Guidelines • All ground floors should be retail, restaurant, or entertainment uses except for lobby or transitional areas to upper-ﬂ oor residential units. • Upper floors may be residential, office or commercial uses. • Drive-through facilities should be prohibited. • Parking should be provided at a 1 per 800 square feet ratio of gross area in the building. • Parking should be on-site or within 200 feet of the site 96 CITY OF CARMEL, INDIANA PART 5: CRITICAL CORRIDORS AND SUBAREAS Village Office Design Guidelines • Primary uses should be ofﬁ ce related. • A small percentage of ﬂ oor area may be dedicated to small retail or restaurant uses. • Drive-through facilities should be prohibited. • Parking should be provided at a 1 per 600 square feet ratio of leasable area. • All buildings should face the public street and at least one main entrance to each ground ﬂ oor use should be on the street side of the building. • Curb cuts or parking lots should not be allowed along Old Meridian Street. • Buildings should be at least two stories, but no more than ﬁ ve stories in height. • The maximum footprint of any single building should be 15,000 square feet and a minimum of 8,000 square feet. • Buildings facing public streets shall have a build-to requirement, with facades being varied between 20 feet and 30 feet from the right-of-way. No off-street parking or driveways are permitted in the front setback. • Buildings should be faced in brick, trimmed in metal, stone, precast concrete, wood, or stucco. Large expanses of glass should be permitted, but the structure should not be predominantly glass and metal (e.g. curtain wall construction). Concrete block should not be permitted. • A single freestanding monument sign should be permitted in the front setback and be thoroughly landscaped around the base. • An additional, appropriately scaled, wall sign should also be permitted, as per the City’s ordinances. Village Ofﬁ ce architecture should ﬁ t the scale character of the Old Meridian Mixed-Use Village. • Ground ﬂ oor tenants should be allowed 1 ½ square feet of sign area per lineal foot of building frontage with a maximum of 32 square feet of sign area. • Building signs should ﬁ t within the horizontal and vertical elements of the building and should not obscure the building’s architectural details. • Signs should be mounted perpendicular to the facade (blade signs) or ﬂ at-mounted on the facade. • Signs should not extend above the height of the building, but they can be on awnings or painted in storefront windows or upper-ﬂ oor windows. Signs on umbrellas or other product branding should be restricted. • Retractable fabric awnings may be used, but cannot exceed the width of the windows or cover architectural details of the building. • Individual tenants should strive for a unique graphic identity rather than be required to conform to a single standard. Outdoor seating provides street vitality in Mixed-Use Village areas. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 97 PART 5: CRITICAL CORRIDORS AND SUBAREAS Mixed Medical Design Guidelines • Primary uses should be inpatient and outpatient care facilities, medical ofﬁ ces, rehabilitation, physical ﬁ tness, long-term care, and related uses and support services. • Up to 15% of the gross ﬂ oor area may be dedicated to retail or restaurant uses that support the aforementioned uses. • Drive-through facilities should be prohibited. • Parking should be determined on a case-by-case basis due to the uniqueness of these land uses. • All buildings should face the public street and at least one main entrance to each ground ﬂ oor use should be on the street side of the building. • Curb cuts or parking lots should not be allowed along Old Meridian Street. • Buildings should be at least two stories, but no more than ﬁ ve stories in height; except hospitals which may be 10 stories. • The minimum footprint of any single building should be 8,000 square feet and a general maximum of 20,000 square feet, excluding a hospital. • Buildings facing public streets shall have a build-to requirement, with facades being varied between 20 feet and 30 feet from the right-of-way. No off-street parking or driveways are permitted in the front setback. • Buildings should be faced in brick, trimmed in metal, stone, precast concrete, wood, or stucco. Large expanses of glass should be permitted, but the structure should not be predominantly glass and metal (e.g. curtain wall construction). Concrete block should not be permitted. • Facades that are wider than 50 feet shall have offsets which divide the facade into meaningful sections such as tenant spaces or entryways. • Wall or ground signs should also be permitted, as per the City’s ordinances. Special Use Design Guidelines • Primary uses should be public institutions (e.g. places of worship or civic buildings). • Commercial or office uses would also be fitting if the architecture is iconic and contributes to the overall proﬁ le of the corridor. • Parking should be in line with other subdistricts, but will be determined on a case-by-case basis. • Buildings should be oriented to face the roundabout and be set back 150 feet from the right-of-way. • Buildings should have at least a 10,000 square foot building footprint. • Buildings should be at least three stories, but no more than ﬁ ve stories, with the exception of certain architectural elements such as steeples, towers, etc. • Buildings should be constructed of substantial materials consistent with an iconic and lasting structure. • Substantial and attractive landscaping should be installed in the setback facing the roundabout. Buildings can be excellent focal points and landmarks at key locations. 98 CITY OF CARMEL, INDIANA PART 5: CRITICAL CORRIDORS AND SUBAREAS ORIENTATION MAP MAP LEGEND Map Prepared by Ground Rules, Inc. Last Revised 08-28-2006 Old Meridian Plan Pedestrian Oriented Design Tree Preservation Existing Street/Roundabout Proposed Street with Sidewalks Roundabout Interchange w/Sidewalk Overpass w/ Sidewalk New Roundabout Separated Multi-Use Path Signature Building Grand Blvd Oak Ridge Rd Carmel Dr Adams St. E 136th St Main St llinois St Guilford Rd Pennsylvania St 122nd St Hancock St Meridian St City Center Dr. U S 31 96 h St 96th St 116th St 116th St Gray Rd 146th St 146th St Towne Rd R ver Rd City Center College Ave 106th St Carmel Dr 99th St Old Meridian St 106th ST Ditch Rd 121st St West Rd 126th St Clay Center Rd 141st St 136th St Hoover Rd 136th St Main St Carey Rd Oak Ridge Rd Westfield Blvd Hazel De l Pkwy 103rd S 131st St 131st St Shelborne Rd Il inois St CARMEL CONSOLIDATED COMPREHENSIVE PLAN 99 PART 5: CRITICAL CORRIDORS AND SUBAREAS OLD MERIDIAN SUBAREA DETAIL PLAN 100 CITY OF CARMEL, INDIANA PART 5: CRITICAL CORRIDORS AND SUBAREAS HOME PLACE SUBAREA Description Home Place has been identiﬁ ed as a critical subarea because it: • Is notably impacted by the evolution of the U.S. 31 and I-465 corridors; and • Is experiencing redevelopment pressure. Home Place is particularly important because it is recognized as a town-like enclave. Although it was never incorporated as a town or city, many residents in the area, especially long-time residents, desire to maintain Home Place’s autonomy and identity. Over recent years, Home Place has been under increasing redevelopment pressure. Sites along I-465 have been purchased and redeveloped into ofﬁ ce uses and other sites like the Sunrise Golf Club are under increasing pressure to redevelop. The Home Place Subarea is inclusive of Central Park, which will be one of the largest public parks in Carmel. This substantial investment will be a nice amenity for Home Place residents. It will likely also raise property values and desirability of the district. Critical Area Boundaries The Home Place boundaries are depicted on the Orientation Map on the following page. Strategy Connection between Pennsylvania Parkway and 96th Street: The City of Carmel will work to connect Pennsylvania Parkway to the new roundabout at 96th Street and Westﬁ eld Boulevard. This connection is considered an essential connection, especially as U.S. 31 is upgraded to a freeway conﬁ guration. A grade separated crossing with the Monon Greenway will be necessary. Multi-use paths will also be essential along the new street to provide access to the Monon Greenway and other destinations. Promote a Neighborhood-Serving Commercial District: At the core of Home Place (College Avenue and 106th Street) is a commercial district that historically has been home to a grocery store, gas stations, ofﬁ ces, institutional uses and miscellaneous retail uses. The current uses do not function well as neighborhood-serving commercial and are not as bicycle- or pedestrian-friendly as they once were. The City of Carmel will work to encourage more mixed-use development that provides a more bicycle- and pedestrian- friendly environment and that provides goods and services to the residential community within walking distance. Soften Transitions: As the U.S. 31 and I-465 develops with higher intensity uses, the Home Place residential community should be buffered through the use of transitional ofﬁ ce uses. These transitional areas should have structures that are two or three stories in height and have roof designs that are similar to residential developments. Further, parking areas should be located away from residences and lighting should be designed to not trespass into residential areas Design Guidelines • Establish regulations to assure smooth transitions between high intensity ofﬁ ce areas and residential areas. CARMEL CONSOLIDATED COMPREHENSIVE PLAN 101 PART 5: CRITICAL CORRIDORS AND SUBAREAS ORIENTATION MAP MAP LEGEND Map Prepared by Ground Rules, Inc. Last Revised 07-10-2008 Home Place Plan Mixed Use Center 6 to 8 Story Employment Corridor Office Transition Park and Recreation Existing Street/Roundabout Roundabout Interchange w/Sidewalk Overpass w/ Sidewalk New Roundabout Separated Multi-Use Path Grade Separated Pedestrian Crossing Proposed Street with Sidewalk College Ave Pennsylvania St Westfield Blvd US 31 I 465 111th St 116th St 103rd St 106th St 96 h St 96th St 116th St 116th St Gray Rd 146th St 146th St Towne Rd R ver Rd City Center College Ave 106th St Carmel Dr 99th St Old Meridian St 106th ST Ditch Rd 121st St West Rd 126th St Clay Center Rd 141st St 136th St Hoover Rd 136th St Main St Carey Rd Oak Ridge Rd Westfield Blvd Hazel De l Pkwy 103rd S 131st St 131st St Shelborne Rd Il inois St Range Line Rd Keystone Ave SR 431 102 CITY OF CARMEL, INDIANA PART 5: CRITICAL CORRIDORS AND SUBAREAS CARMEL CONSOLIDATED COMPREHENSIVE PLAN 103 US 31 US 31 US 421 Michigan Rd I 465 126th St 111th St Spring M ll Rd • Ensure development and redevelopment of the Home Place core is comfortable and safe for bicycle and pedestrians. • Require buildings in the core to be built to the front property line, have ground ﬂ oor retail or ofﬁ ce uses, and have large transparent windows at ground level. • Encourage upper story residential or employment uses in the mixed-use core to support pedestrian vitality at the street level. • Protect the lake and woodlot west of the Monon Greenway and north of I-465 and encourage the use of the land as a park. • Install grade-separated crossings where the Monon Greenway intersects with major roadways. Range Line Rd Keystone Ave SR 431 US 31 US 31 US 421 Michigan Rd I 465 126th St 111th St Spring M ll Rd and shared parking will be considered; on-street parking is encouraged but is excluded from calculations of required spaces. • All buildings should face the public street and at least one main entrance to each ground ﬂ oor use shall be on the street side of the building. • Curb cuts or parking lots should not be allowed on Old Meridian Street. • The buildings should sit on the front property line, except for minor recessed areas (e.g. entrances). • Pedestrian access to rear parking areas is encouraged and should be at least 8 feet wide. • No single retail business should have more than 45 feet of frontage on Old Meridian Street. • Buildings must be a minimum of two stories and a maximum of four stories, except parking garages which should not exceed three stories. • Ground ﬂ oor elevations should be a minimum of 80% transparent glass. • Buildings should have a distinct cornice line at the top of the wall and have intermediate horizontal elements. • The general proportion of the building should be vertical. • The primary articulation of the building should be three- dimensional details rather than massing. • In general, roofs should be ﬂ at or slightly sloped. facilitate the development, expansion and modernization of a major hospital complex or campus. It is also intended to include mixed uses that will support such a campus, including retail, restaurants, services, rehabilitation, and ﬁ tness facilities. Mixed Use Village: The Old Meridian Village is intended to be a concentrated mixed-use development with upper-ﬂ oor residential units. The Village will be a walkable atmosphere and will offer cafes and entertainment for residents and employees of nearby developments. Establishing a critical mass of retail uses is essential. District Character: The City of Carmel will encourage an urban character similar to an old-fashioned village or Main Street. Buildings will primarily be designed to front on boulevards or secondary streets with vehicles de-emphasized by requiring parking in the rear of properties. Ground ﬂ oor elevations will generally be transparent glass, and buildings will have distinct elevations with cornice lines with three- dimensional details. Single-Family Attached Design Guidelines • Residential units should provide a minimum of two off- street parking spaces, or one if on-street parking is ample. • Off-street parking should be on a paved driveway or in an attached or detached enclosed garage. • All parking should be accessed from the rear of the unit. • All buildings should face a public street. Large single-family homes with brick fronts, small yards and stoops are a good ﬁ t for the Single-Family Attached subdistrict. SR 431 US 31 US 31 US 421 Michigan Rd I 465 126th St 111th St Spring M ll Rd interested in being downtown. The most notable are the pedestrian interaction and street vitality. Restaurants with outdoor seating, retail storefronts with large windows, pocket parks or plazas, and other pedestrian- oriented destinations are all essential. Ground ﬂ oor ofﬁ ces, some service businesses, and surface parking along the street edge often distract from the pedestrian environment and will be discouraged. Signature Buildings: Carmel will work to achieve the construction of “signature” buildings at key locations in Old Town and City Center. These building sites are intended to establish character precedent for the district and to act as a catalyst for reinvestment and redevelopment. The proposed building sites for signature buildings are also prominent locations where a powerful architectural statement will have a positive impression on visitors. See the following illustration for proposed and existing signature building sites. Design Guidelines • Establish a “pattern” book to set the character goals for the district. • Ensure safe environment for bicycles and pedestrians, especially at road and driveway crossings. A change in paving material is a preferred method to signal to drivers that they are in a pedestrian environment. • Require ground ﬂ oor elevations to have large transparent windows for inside/outside interaction. • Require dedication of right-of-way for the expansion of the grid system of local streets. • Encourage upper story residential or employment uses to support pedestrian vitality at the street level. 99th St Old Meridian St 106th ST Ditch Rd 121st St West Rd 126th St Clay Center Rd 141st St 136th St Hoover Rd 136th St Main St Carey Rd Oak Ridge Rd Westfield Blvd Hazel De l Pkwy 103rd S 131st St 131st St Shelborne Rd Il inois St Range Line Rd Keystone Ave SR 431 US 31 US 31 US 421 Michigan Rd I 465 126th St 111th St Spring M ll Rd restore 96th Street to its original conﬁ guration prior to the construction of I-465. Install Side Paths: There is an ever-increasing demand for bicycle and pedestrian facilities in Carmel. The 96th Street Corridor provides an opportunity for Side Paths to be added between the Monon Greenway and Keystone Parkway. With the Monon Greenway functioning at capacity at times, the 96th Street Corridor would provide (once Side Paths are installed on Keystone Parkway) a highly desirable circuit. Maintain Residential Character: In the residential areas noted on the 96th Street Corridor Plan, the City should maintain a 2-lane conﬁ guration with residential sensitivity (e.g. minimize right-of-way impacts, and add street trees and Side Paths) for as long as possible. Based on the 96th Street Corridor Study (1999), the 2-lane conﬁ guration would result in congestion during some periods, but would be manageable up to the year 2020. Connect Pennsylvania Parkway to Westfield Boulevard: This linkage would likely help relieve trafﬁ c on 96th Street between College Avenue and Westﬁ eld Boulevard. The right-of-way for this street extension exists in some locations north of I-465. Design Guidelines • Protect and enhance residential character in the street sections between Shelbourne Road and Spring Mill Road, and between College Avenue and Westﬁ eld Boulevard. • Add Side Paths, especially along the north side of 96th Street. • Sensitively transition between commercial and residential uses with vegetation, distance, screening and buffering land uses. 103rd St 131st St 131st St Shelborne Rd Il inois St Range Line Rd Keystone Ave SR 431 US 31 US 31 US 421 Michigan Rd I 465 126th St 111th St Spring M ll Rd large lawns and consistent landscaping. • Ensure safe means for bicyclists and pedestrians to cross U.S. 31. • Transition the scale and mass of structures between U.S. 31 and Illinois Street to minimize impact to residential development to the west. • Require high quality, urban ofﬁ ce architecture and campus design between Illinois Street and Pennsylvania Street. Ofﬁ ce buildings should be required to be 6 to 8 stories in height. • Prohibit corporate “branding” architecture. • Encourage “green” architecture for all new buildings. • Sensitively integrate amenity nodes along Illinois Street and Pennsylvania Street for convenience and enjoyment of corridor employees and nearby residents. • Prepare for mass transit line. • Respect transition and buffering agreements with adjacent subdivisions. • Integrate bicycle and pedestrian facilities along U.S. 31 corridor. 131st St 131st St Shelborne Rd Il inois St Range Lin US 31 U US 421 Michigan Rd I 465 126th St 111th St Spring M ll Rd relieve use of Keystone Parkway. This requirement reﬂ ects the existing and highly used connection (AAA Way) from 116th Street to Carmel Drive. Design Guidelines • Protect and enhance the green corridor aesthetic. • Assure safe means for bicycles and pedestrians to cross Keystone Parkway. • Protect residential neighborhoods on the east side of Keystone Parkway from conﬂ icting land use encroachment. • Use Keystone Parkway to soften the effects of commercial development for residential neighborhoods east of Keystone Parkway. • Add aesthetic character to grade-separated roundabouts so they maintain a pleasant and context-sensitive corridor. • Minimize and discourage unplanned expansion of commercial uses in the corridor. Commercial character should be buffered from nearby and adjacent neighborhoods with appropriate landscaping, building placement, etc. • Plan for mass transit by encouraging mixed-use hubs with appropriate residential densities. Hazel Dell Pkwy E 131st St E 146th St W 131st St Shelborne Rd Illinois St Range Line Rd S Guilford Rd 111th St SR 431 Keystone Ave Meridian St US 421 Michigan Rd US 31 I-465 E 146th St W 131st St Shelborne Rd Illinois St Range Line Rd S Guilford Rd 111th St SR 431 Keystone Ave Meridian St US 421 Michigan Rd US 31 I-465 12' trail and 2' shoulder Asphalt, crushed limestone or other suitable surface N/A None allowed N/A Safety Enhancements • Striped crossings at street intersections • Raised crossings at intersections • Separated grade crossings • Signs for trail users and automobiles at intersections • Smooth transitions from Off-Street Trail to street surface at intersections • Bollards or chicane gates at trail approaches to major streets or mid-block crossings • Lighting at intersections secondary priorities for each bicycle and pedestrian facility classiﬁ cation. Primary priorities are those that should not be foregone in design decisions. Secondary priorities are those that maybe considered for compromise, non-inclusion, or later phases. Safety Enhancements: This section describes bicycle and pedestrian safety options to consider when installing or improving a facility. The enhancements listed are intended to identify the most appropriate for the subject facility. Clay Center Rd W 141st St W 136th St Spring Mill Rd Pennsylvania St 122nd St E 136th St Main St Carey Rd Oak Ridge Rd Ditch Rd Westfield Blvd Hazel Dell Pkwy Hazel Dell Pkwy E 131st St E 146th St W 131st St Shelborne Rd Illinois St Range Line Rd S Guilford Rd 111th St SR 431 Keystone Ave Meridian St US 421 Michigan Rd US 31 I-465 Residential Parkway (2-Lane) Typical Cross Section 122nd St E 136th St Main St Carey Rd Oak Ridge Rd Ditch Rd Westfield Blvd Hazel Dell Pkwy Hazel Dell Pkwy E 131st St E 146th St W 131st St Shelborne Rd Illinois St Range Line Rd S Guilford Rd 111th St SR 431 Keystone Ave Meridian St US 421 Michigan Rd US 31 I-465 exist. “Best Fit” are classiﬁ cations that are most suited for adjacency. “Conditional Fit” indicates land classiﬁ cations that are suitable for adjacency if the building orientation, transitions and architecture are implemented with sensitivity to the context. The third category are those land classiﬁ cations not listed, which represent classiﬁ cations that are not typically appropriate adjacent to the subject classiﬁ cation. Structure Features: This section identiﬁ es critical structural features that help achieve the purpose of the classiﬁ cation. Most statements are in regard to height, mass, or form of the structure. Structure Orientation On Site: This section addresses where the footprint of the structure is located. Options typically include centralized (setbacks on all four sides), zero lot-line (front, rear, and one-side setback), build-to (speciﬁ c front setback), or no setbacks (the structure can cover the entire site). Development Features: This section denotes requirements of subdivisions, planned unit developments, or development plan projects. Typically, whole-development standards are described. Regulation Implementation: This section describes how the City’s development regulations will implement the land use classiﬁ cation’s intent. to reﬂ ect “village” character. Continue to strengthen the existing zoning ordinance overlay to implement the requirements. Objective 3.4: Require large setbacks and lot sizes, and only residential uses along 116th Street from Spring Mill Road west to the Boone County Line. Utilize a zoning ordinance overlay to implement. Policy 4: Inspire Environmental Awareness Objective 4.1: Strive to protect wood lots, wetlands, and other valuable natural features in West Carmel. These features contribute to the district’s rural character, but they also provide habitat for plants, birds, and other animals. Objective 4.2: Establish neighborhood-serving commercial nodes to conserve fuel, reduce emissions, and promote healthy life styles. Policy 5: Stimulate Connectivity Objective 5.1: West Carmel has many non-connecting subdivisions. The proliferation of this pattern of development is more tolerable in this district; however, critical connections shown on the Thoroughfare Plan will be absolutely required. Although there is less emphasis on vehicular connectivity, bicycle and pedestrian connectivity will be strictly required. For instance, where road connectivity between a proposed development and an existing development is not required, bicycle and pedestrian connections will be required. Objective 5.2: With the success of the Monon Greenway, other off-street facilities are in demand. West Carmel has an opportunity to utilize portions of several pipeline corridors for such a trail. These corridors are shown as off- street trails in the 2020 Vision Plan and in the Alternative Transportation Plan initially adopted in 2001, and are supported in the C3 Plan as well. Integrating this type of facility in some areas will be relatively easy, but in already built environments may prove to be more difﬁ cult. Objective 5.3: Carmel should partner with neighboring Westﬁ eld and Zionsville to plan and implement a signiﬁ cant greenway along Little Eagle Creek. Objective 5.4: Continue expansion of bicycle and pedestrian infrastructure to connect neighborhoods with schools, parks, West Clay Secondary Core, and other destinations. to be planted after development to maintain the substantial tree canopy that gives character to the South Central Carmel district and urban forest. Policy 5: Inspire Environmental Awareness Objective 5.1: Aggressively protect the Monon Greenway’s tree-lined corridor and environmental features on the Central Park site. Objective 5.2: Strongly encourage existing mature trees in the district to be preserved during development and redevelopment as part of an overall urban forest network. only a single building or satellite classes. Objective 2.7: Promote and enhance the Monon Greenway as a non-motorized transportation corridor. Widen the trail in high used areas to accommodate separated bicycle and pedestrian lanes to create more trail capacity for both recreation and transportation needs. Policy 3: Be a City of Neighborhoods Objective 3.1: North Central Carmel should be planned as a collection of neighborhoods applying traditional neighborhood design principles to connectivity, transitions, location of neighborhood-serving commercial, bicycle- and pedestrian-friendly features, and the like. Objective 3.2: Endeavor to plan neighborhoods, gateways, boundaries, and service areas through more detailed subarea plans. Policy 4: Inspire Community Character Objective 4.1: Where appropriate, reinforce urban character in North Central Carmel. Commission the study of the district to determine the ideal boundaries, urban patterns, and transitions. Objective 4.2: Encourage signature buildings on prominent sites to enhance the district’s character. Signature buildings can be private or public buildings, but must have architectural ﬂ air and be built from durable materials. Objective 4.3: Establish a Public Art Master Plan. Include artists in the design process of public spaces. Policy 5: Inspire Environmental Awareness Objective 5.1: Where possible, locate new public parks on land adjacent to or within a short walk from the Monon Greenway. Objective 5.2: Tree areas should be conserved and should be evaluated as part of an overall urban forest network, especially in small parks and squares. Objective 5.3: Promote compact urban form with densities that support walkability and alternative transportation. Objective 5.4: Continue to enhance the City Recycling Facilities at the Housing Hazardous Waste Center by increasing recycling options and adjusting hours of operation to make it more convenient for people to recycle. ensure balance between the legitimate needs of the resident and regional need for local materials. Also, encourage reclamation planning for quarry sites to better coordinate public facilities and infrastructure improvements, and public recreation or residential opportunities. Objective 4.3: Expand East Carmel bicycle and pedestrian infrastructure, especially in areas adjacent to institutional nodes such as schools and churches, and neighborhood- serving commercial. Objective 4.4: Establish an East Carmel recycling and hazardous materials drop-off station in conjunction with the City’s sewage treatment facility. Objective 4.5: Locate an East Carmel satellite facility for Carmel Street Maintenance and other public services. This will help conserve fuel and distribute manpower more equally over the community. Objective 6.6: Enable healthy choices through the use of innovative design and planning. For instance, provide pedestrian access to parks, recreation, schools, the workplace and amenity centers so that people do not have to use their cars. Also, designing structures to capture natural light and air enhances healthy lifestyles. Objective 6.7: Encourage electrical utility lines to be buried throughout the community, especially in urbanizing areas. Care must be given to the location of underground transformer boxes so pedestrian infrastructure is not precluded by conﬂ icts with power facilities. Objective 6.8: Protect the character, safety and function of the Monon Greenway. Objective 6.9: Enhance the aesthetics of employment and vitality districts by requiring parking lots to be located at the rear and side of the property, or underground, thereby encouraging the architecture to be the dominant feature. Policy 7: Inspire Environmental Awareness Introduction: Being environmentally aware includes understanding the beneﬁ ts of protecting natural areas, emphasizing use of native plant material into the urban environment, reducing energy consumption, encouraging energy and natural resource conservation, and utilizing “green” building materials to lessen our impact on the environment. Objective 7.1: Encourage the use of durable materials and construction methods that prolong the life of buildings. A paradigm shift is necessary to change the current 30-year life expectancy of commercial buildings and some production homes to a more substantial life expectancy. Carmel has already had some success in encouraging 100-year buildings. For instance, that standard is currently being applied to several buildings in the City Center and the Old Town Arts and Design District. and beneﬁ t from improved transit options. Objective 3.7: Promote the advancement of technology to support city-wide commerce, the workplace, and home enterprise. Objective 3.8: Continue to improve overall telecommunication in partnership with local providers to ensure that cable based and wireless opportunities are maximized. The City should commission a telecommunications master plan to ensure the highest quality system network. Objective 3.9: Promote Carmel City Center and the Regional Performing Arts Center by marketing them as community and regional destinations. Continue efforts to ensure that properly scaled infrastructure is in place for vehicles, bicycles, and pedestrians to easily access the Carmel City Center area from all directions, including from US 31 and Keystone Parkway. Objective 3.10: Continue to build upon the economic beneﬁ ts of the US 31 Corridor by further maximizing its development potential. Encourage new buildings to be constructed of high quality materials at the maximum building heights allowed and encourage parking areas to be structured for the most efﬁ cient use of land in the corridor. Policy 4: Be a City of Neighborhoods Introduction: 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 planning for neighborhoods, in the traditional sense, and also protects these neighborhoods from outside destabilizing forces. Objective 4.1: Carmel is desirous of achieving the quality of life beneﬁ ts derived from traditional neighborhood design principals, in all neighborhoods including those within the context appropriate to and respectful of each location, whether estate, suburban, or urban. Objective 4.2: The City believes it necessary to conduct planning in greater detail in critical subareas and corridors. For this reason Part 5: Critical Corridors and Subareas was created to house those planning exercises within the C3 Plan. These small area plans are important in communities with redevelopment pressures and in rapidly growing areas. Oftentimes, critical corridor and subarea buildings and facilities. The intent is to set a precedent for quality and to establish character goals for private sector development to emulate. Developers will take cues from municipal improvements and be more likely to follow the City’s lead. This commitment will also further the City’s competitive advantage in the region, and increase community pride in the built environment. Objective 2.2: Further enhance the amenities, development opportunities, ofﬁ ce-supporting commerce and technology infrastructure necessary to support current businesses and to attract additional corporations to Carmel. Concurrently, it is important to continue investing to enhance community quality of life to provide a superior place for people in all socioeconomic classes to live by encouraging high quality public spaces, interesting parks, plazas, public gardens, tree- lined streets and boulevards, and trails connecting people to places. There is signiﬁ cant evidence that high quality of life is a major attraction for corporations, thus making this a primary component of this objective. Objective 2.3: Encourage more diversity in housing types to better meet the needs of older residents and appeal to younger and more diverse employees working in Carmel. As Carmel continues to attract regional and national headquarters, the housing desired by people relocating from other parts of the country and world is not always consistent with Indiana’s traditional residential form of single-family detached homes. The City needs to commission a study on housing choices. Objective 2.4: Support local intra-city and regional commuter transit systems as described in Part 4: Transportation Plan. Carmel’s City Core is in the process of achieving the necessary commercial intensity and residential density to support such systems. The City will likely experience more peak-time congestion on major roadways as an inconvenient but positive indicator that a transit system would be successful. 2007 resulted in an increase from 2006, mostly due to a surge in multi-family dwelling units. 0 200 400 600 800 1000 1200 1400 1600 1800 Single Family Town Homes Two-Family Multi-Family 607 747 760 664 797 1,359 Total 1,009 Total 890 Total 863 Total 1,160 Total 131 86 119 63 41 14 6 4 111 451 122 665 Total 10 82 419 148 757 Total 4 186 51 130 628 322 2007 2005 2006 2004 2003 2002 2001 0 0 Community 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 signiﬁ cantly 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 ﬁ re 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 ﬁ elds throughout Clay Township for sports including Baseball, Soccer, Football, Rugby and Lacrosse. Fishers $26,682 $52,100 $75,638 Zionsville $27,615 $53,902 $81,770 Indianapolis $18,674 $29,083 $40,154 Hamilton Count y $24,407 $45,748 $71,026 Indiana $17,582 $41,567 $28,797 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. 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%, Westﬁ eld increased 95.7%, Zionsville increased 73.3%, Hamilton County increased 56.2% and the State of Indiana increased 72.9%. $ 42,500 $68,000 $94,900 $106,500 $142,100 $61,100 $106,500 $53,500 $205,400 $133,100 $144,900 $161,500 $246,300 $98,500 $166,300 $92,500 $ 0 $ 50,000 $ 100,000 $ 150,000 $ 200,000 $ 250,000 Carmel Westfield Noblesville Fishers Zionsville Indianapolis Hamilton County Indiana 1990 2000 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%). 0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 1980 1990 2000 Carmel Westfield Noblesville Fishers Zionsville Indianapolis Hamilton Co. Indiana 2.9 4.7 7.1 2.6 3.5 7. 6.1 3.6 1.6 5.0 7 5 1.9 1.0 12.5 3.6 10.7 2.5 4.0 5 4 .8 4.0 11.8 2.9 9 5 60,000 70,000 1980 1990 2000 2010 Carmel Westfield Noblesville Fishers Zionsville 12,350 (estimated 2006) 13,450 (estimated 2006) 39,100 (special census 2005) 52,400 (special census 2004) 68,700 (special census 2007) The population distribution for the City of Carmel for the year 2007 is shown below. 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 old’s ranking third. 0 2,000 4,000 6,000 8,000 10,000 12,000 14,000 Under 5 years 5 to 14 years 15 to 24 years 25 to 34 years 35 to 44 years 45 to 54 years 55 to 64 years 65 to 74 years 75 to 84 years 85 years and over 12,050 8,490 6,500 11,810 1 ,460 7,260 3,440 2,040 740 4,890 pedestrian mobility is limited, making it difﬁ cult for people to connect with the amenities and jobs by means other than the automobile. South Central Carmel has two strong street corridors, Westﬁ eld 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. 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. E 96th St W 96th St W 116th St E 116th St Gray Rd E 146th St W 146th St Towne Rd Towne Rd Gray Rd Shelborne Rd River Rd E 126th St College Ave E 106th St Carmel Dr 99th St E 111th St Old Meridian St W 106th St D tch Rd W 121st St West Rd W 126th St Clay Center Rd W 141st St W 136th St Six Points Rd Spring Mill Rd E 136th St River Rd Main St Carey Rd Oak Ridge Rd Westfield Blvd Hazel Dell Pkwy E 103rd St E 131st St Pennsylvania St Ditch Rd W 131st St Shelbourne Rd Illinois St Range Line Rd Keystone Ave SR 431 US 31 US 31 US 421 Michigan Rd I-465 Community Study: Once the ﬁ rst 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 ﬁ rst full draft completion, the City scheduled a public open house for the public and interest groups to provide feedback about the plan. Implementation A great city plan strives for successful implementation of its goal and policies. The Carmel Consolidated Comprehensive Plan contains general policies intended to guide and inﬂ uence 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 speciﬁ c ordinances, programs, zoning decisions, and actions by the Redevelopment Commission and Common Council. 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