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CARMEL PLAN COMMISSION
-MEMORANDUM-
Date: June 8, 2006
To: Plan Commission Members
From: Adrienne Keeling
Department of Community Services
Re: June 13`" Comprehensive Plan Review meeting -Docket No. 06040021 CP
Enclosed aze the agenda and information packets regarding the next phase of Comprehensive Plan
review. If you have any questions, please contact me at akeelin carmel.in.gov or at 571-2417.
1. Docket No. 06040021 CP: Comprehensive Plan Update 2006
The applicant seeks to update and reformat the CarmeUClay Comprehensive Plan.
Filed by the Carmel Department of Community Services.
REVIEW TOPIC: PAGES 23-40
Part 3: Land Classification Plan
Please review pages 23-40 of the proposed C3 Plan. Enclosed aze extra copies of Part 3, as well
as pages 1-22 from the previous meeting. If you have comments on these pages or sections and
are unable to attend the review session, please send them to me as soon as possible. Your
comments are welcome in any format, whether it be a mazked hard copy, notes attached to the
electronic .pdf file, or listed in email.
DRAFT PLAN
We are still working from Draft A, which you all received in advance of the May Plan
Commission meeting. In an effort to minimize confusion with multiple drafts, we will continue
to work from Draft A through each section's initial review meeting. Draft A is also available for
the public to view on the web at: http://www.ci.carmel.in.us/services/DOCS/DOCSCPU.htm.
PUBLIC COMMENTS
An updated comment summary spreadsheet is also attached, which incorporates new public
comments from the June 6 review meeting. We will continue to forwazd all written
correspondence regazding the Plan, regazdless of which section is under review.
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` ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
MEETING ORGANIZATION
As suggested at the June 6`h meeting by members of the public and the Plan Commission, we
request that the public comment period be moved to follow Commission review and comment.
1. Chapter Summary
2. Commission Review
3. Public Comment
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FUTURE MEETINGS:
June 20, 2006 4:30 PM Council Chambers PAGES 1-40
Foreword; Parts 1-3
June 27, 2006 7:00 AM Council Chambers PAGES 41-72
Part 4: Transportation Plan
June 29, 2006 4:30 PM Council Chambers PAGES 73-92
Part 5: Corridors & Subazeas
July 12, 2006 6:00 PM Council Chambers PAGES 41-92
Parts 4-5
July 15, 2006 9:00 AM Council Chambers PAGES 1-92
Entire Plan
Comp Plan Review Memo 2006-0613
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ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
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CARMEL PLAN COMMISSION
COMPRHEHENSIVE PLAN REVIEW MEETING
TUESDAY, JUNE 13, 2006
LOCATION: CAUCUS ROOMS
CARMEL CITY HALL
ONE CIVIC SQUARE
CARMEL, IN 46032
TIME: 6:00 P.M.
DOORS OPEN AT 5:30 P.M.
The Plan Commission will meet to consider the following item:
1. Docket No. 06040021 CP: Comprehensive Plan Update 2006
The applicant seeks to update and reformat the CarmeUClay Comprehensive Plan.
Filed by the Carmel Department of Community Services.
REVIEW TOPIC: PAGES 23-40
Part 3: Land Classification Plan
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ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
Available in FULL COLOR
on the web:
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TH3LE OF COIiTENTS
Foreword
Acknowledgments ......................................................
Comprehensive Plan Mandate ....................................
Fulfillment of the Mandate ..........................................
Plan Objectives and Methodology
Three Districts ............................
Part 1: Community Profile
Objective Profile ..................................................................... 10
-Environmental Conditions ........................................................ 10
-Demographic Information ........................................................ 10
-Community Facility Inventory ................................................... 12
Part 2: Cemprehensive Plaa Essence
Comprehensive Plan Essence Introduction .............. ............... 14
City-Wide Policies and Objectives ........................... ............... 15
East Carmel Policies and Objectives ........................ ............... 19
Central Carmel Policies and Objectives ................... ............... 2C
West Carmel Policies and Objectives ...................... ............... 21
Part 3: land Classfication Plan
Land Classification Plan Introduction .................... ................... 24
Parks and Recreation ......................:.................... ................... 25
Conservation Residential ..................................... ................... Z6
Suburban Residential ........................................... ................... 27
Urban Residential ................................................ ................... 28
Multifamily Residential ........................................ ................... 29
Neighborhood Service Node ................................. ................... ~
Institutional Node ................................................ ................... 31
Community Vitality Node ..................................... ................... 32
Employment Node ................................................ ................... 33
Regional Vitality Node .......................................... ................... 34
Core Support ........................................................ ................... 35
Secondary Care .................................................... ................... 36
Primary Core ........................................................ ................... 37
Future Land Classification Map ............................ ................... 38
Part 4: Transportation Plan
Transportation Plan Introduction .......................... ................... 42
Thoroughfare Plan .........................:...................... ................... 43
- Residential Street .............................................. .................... 44
-Collector Street .................................................. .................... 45
-Urban Collector Street ..........................:............. .................... 46
- Residential Parkway 2-Lane ............................... .................... 47
- Residential Parkway 4-Lane ............................... .................... 46
- Secondary Parkway ............................................ .................... 49
-Primary Parkway ................................................. .................... 50
-Urban Arterial ..................................................... .................... 51
-Secondary Arterial .............................................. .................... 52
-Primary Arterial ................................................... .................... 53
-Thoroughfare Plan Map ...................................... .................... 54
Bicycle and Pedestrian Facility Plan ......................... ............... 57
- Residential Sidewalk .............................................. ................ 58
-Urban Residential Sidewalk .................................... ................ 59
-Urban Commercial Sidewalk ................................... ................ 60
- Side Path ............................................................... ................ 61
- On-Street Bicycle Lane ........................................... ................ 62
-Off-Street Trail ........................................................ ................ 63
-Bicycle and Pedestrian Facility Plan Map ................. ................ 64
Transit Plan .............................................................. ...............67
- Commuter Line ...................................................... ................ 68
- Intracity Transportation System .............................. ................ 69
- Transit Plan Map .................................................... ................ 70
Part 5: Crtical Corridors and Suhareas
Critical Corridors and Subareas Introduction .............. ............. 74
Keystone Avenue Corridor ......................................... ............. 76
Keystone Avenue Corridor Plan .................................. ............. 77
U.S. 31/Illinois Street Corridor ................................... ............. 78
U.S. 31/Illinois Street Corridor Plan ............................ ............. 79
96th Sveet Corridor ................................................... ............. 80
96th Street Corridor Plan ............................................ ............. 81
City Center/Old Town Subarea .................................... ............. 82
City Center/Old Town Subarea Plan ............................ ............. 83
Old Meridian Subarea ................................................ ............. 84
Old Meridian Plan ...................................................... ............. 88
Old Meridian Subarea Detail Plan ............................... ............. 89
Home Place Subarea .................................................. ............. 90
Home Place Subarea Plan .......................................... ............. 91
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2 G2Y OF CAItMF1. INDIANA
CARMeL CONSOLIDATED CDMPREHFNSIVE PLAN 3
HCK110WLE7GMENTS
City of Carmel Mayor
• James Brainard
City of Cannel Common Council
• Rick Sharp
• Kevin Kirby
• Brian Mayo
• Joseph Griffiths
• Fred Glaser
• Mazk Rattermann
• Ron Carter
City of Carmel Plan Commission
• Jerry Chomanczuk
• I.eo Dierckman
• Dan Dutcher
• Wayne Haney
• Kevin Heber
•Mazk Rattertnann
• Rick Ripma
• Carol Schleif
• Steven Stromquist
• Madeleine Torres
• Susan Westermeier
Department of Community Services
• Michael Hollibaugh, AICP, RLA
• Adrienne Keeling, AICP
Project Consultarrt
• Ground Rules, Inc.
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4~ CITY OF CARM6L, LN DIANA
• CtIMDNENENSIVE ~LpN M(ND(iTE ( FULFILLMENT OF TFIE MANDATE
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The State of Indiana, through Indiana Statutes, Title.36,
Article 7, as amended, empowers communities to plan wifh
the purpose of improving the health, safety, convenience,
and welfare of the citizens and to plan for the future
development of their communities [o the end:
1. That highway systems [and street systems] be cazefully
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 azeas provide healthful surroundings for
family life; and
5. That the growth of the community is commensurate with
and promotive of the efficient and economical use ofpublic
fiords (IC 36-7201).
Indiana statutes state that communities may establish
planning and zoning entities to fulfill 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 36-7-4501).
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.
Throughout the planning process and within the Carmel
Consolidated Comprehensive Plan, all of the Stale of
Indiana minimum requirements have been met or exceeded.
Some of the highlights include:
• The Carmel Consolidated Comprehensive Plan reflects
analysis ofthe community, existing land uses, development
trends, land use suitability, economic feasibility, andnatural
land features.
• Public involvement provided guidance for this update. The
input exceeded the criteria required by the State by providing
several opportunities for people to share their thoughts.
• Part 2: Comprehensive Plan Essence in the Carmel
Consolidated Comprehensive Plan fulfills the requirement
for establishing objectives for future development and a
policy for the development of public places, public land,
public stmctures and public utilities.
• Part 3: Land Classification Plan in the Carmel
Consolidated Comprehensive Plan fulfills the requirement
for a land use development policy.
• Part 4: Transportation Plan in the Carmel Consolidated
Comprehensive Plan fulfills the requirement for developing
a public ways policy.
CA@M61. CONSOLIDATPD COMPREHENSlv2 PLAN B
PLEiN OBJECTIVES EiND METHODOLOGY
Comprehensive Plao Update Objectives
The primary objectives for revising Carmel's 2020 Vision Plan
aze to:
• Remove outdated and irrelevant infonnafion;
• Remove objectives that have been achieved;
• Update information and demographics;
• Incorporate current policies and objectives;
• Consolidate studies and plans that have been prepazed since
the 2020 Vision Plan was adopted;
• Distilltheexistingbinderofplanningdocumentsintoamore
succinct and simple document;
• Introduce language to address the trend towards
redevelopment; and
• Freshen the content to more accurntely reflect the City's
planning vision.
The revised plan has been given the name Carmel
Consolidated Comprehensive Plan (C3 Plan) because it
assembles the essence from each of the existing,
independent plans and studies relating to comprehensive
planning. Specifically, the C3 Plan utilizes information and
plan elements from the following documents:
• Carmel's 2020 Vision Plan
• Development Plan and Strategies, U.S. 31 Corridor
• 96th Street Comdor Study
• Old Meridian Task Force Report
• Integrated Economic Development Plan
• Amended Redevelopment Plan
• Interim Report for INDOT U.S. 31 Improvements
• Civic Design, Guiding Design Principals
Because the City isinterested inutilizing aform-based
regulatory system in the future, this plan also establishes the
foundation for such a tool. The C3 Plan identifies where
form-based regulations, hybrid regulations (balanced
traditional and form-based regulation), and traditional
regulations aze appropriate.
As [he 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 those
plan's essence. Additionally, a standard format is
established to dictate consistency as the C3 Plan evolves.
Methodology
Initial Puhlic Inpm: 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:
• CamreUClay School Boazd;
• Neighborhood association presidents;
• Business leaders;
• East Carmel genernl public;
• Central Carmel general public;
• West Carmel general public (2 meetings);
• High school students; and
• Chamber of Commerce leadership.
Cvmmuniry Study: Once the first round of public input was
complete, the consulting team focused on intensive study of
the built environment and research into the existing planning
documents. This step in the process included several
meetings with Camrel's planning staffand leadership.
Documem Drahiag: Concurrent with studying the community,
the planning team began drafting the Carmel Consolidated
Comprehensive Plan. Immediately followingthefirst full
draft completion, the City scheduled a public open house for
the public and interest groups to provide feedback about the
plan.
Public Cvmmem: To be written.
Implementation
The Carmel Consolidated Comprehensive Plan contains
genernl policies intended to influence growth, development,
and vitality of the City as it evolves. The C3 Plan will be
implemented by subsequent specific ordinances, programs,
zoning decisions, Redevelopment Commission actions, and
Common Council actons.
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B CITY OP CARMEL. IN NIANA
• TFIREE CITY DISTRICTS
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Planning torThree Unique Districts
Historically, the City ofCarmel 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
1-465 (1960's) and S.R.431/Keystone (1960's), and significant
upgrades to U.S. 31 (1970's) in Clay Township all led to the
evolution to many types of development in the City and
Township. Today [he City has an urbanizing core, an
employment corridor, significant redevelopment sites, many
styles of residential development and multiple commercial
districts. The evolution of the City has also resulted in
distinguishable districts.
For the purposes of planning, the City of Carmel is
recognizing the uniqueness of three districts; East Carmel,
Central Carmel and West Carmel (see illustration below). The
district boundaries were determined by evaluating
development form, physical boundaries, and personal values.
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
conceptual. Therefore, an azea on the edge of one district
would be evaluated independently to determine which
policies best fit that azea.
East Carmel Characteristics
East Carmel is unique compazed to the other two districts
because it typifies suburbia with curvilineaz streets,
dominantly single-family residential uses, and a small number
of employment or commercial developments. More
specifically, the district contains a lazge number of
neighborhoods with custom-built homes and has very little
integrated commercial development. Aside from the
commercial comdor along East 96th Street (the south
boundary), [here are only two integrated commercial areas
within this district: Brookshire V Ilage Shopper and Hazel
Dell Comer. Two centers along 146th Street aze just outside
of Carmel, Bridgewater Shopper and Noble West,
East Carmel has a variety oftecreational amenities including
ten pazks and an evolving river greenway. It also has three
golf courses. Again, the mix of amenities is very consistent
with suburban development.
CettUal Carmel Characteristics
Central Carmel is clearly unique in comparison to the other
districts, in that it is an urbanizing core. Although there aze
areas of suburban development, the district has tilted towazd
an urban environment with significant mixed-use vitality.
No longer aze the tallest structures two stories and suburban
in character. Numerous four-story or higher buildings have
been built or aze in the process of being built in this district.
Many new buildings aze also being built to the front property
line, further evolving the character of the azea.
Central Carmel has five pazks, the Monon Trail, and three
golf courses; albeit, two are under pressure to be developed.
[t also has two dominant sheet corridors, U.S. 31 and
Keystone Avenue, which contribute to and support the
urbanizing environment.
CARMEL CONSOLIDATED COMPRF:HtlNSIVE PL AN
The Central Carmel district contains multiple commercial
areas including: Old Town (Arts and Design District), City
Center, Merchants' Squaze, Old Meridian Street, Home Place,
and the 96th Street Corridor. The district also includes a wide
mix ofresidential developments including historic residential,
suburban residential, estate residential, townhouses, flats,
apartments, and condominiums.
The district is inclusive of significant employment azeas. The
U.S. 31 Comdor and the Carmel Science and Technology Park
aze the main focus of employment-type development, but
many other small office buildings are distributed throughout
Central Carmel.
West CarmelCharacterisGcs
West Carmel remains unique even after the development of
many suburban neighborhoods. Historically, West Carmel
was dominantly horse farms, agricultural land, estate
residential and open space. The district is still distinguished
from the East Carmel district by significantly lower density
residential and substantial estate homes that aze preserving
open space.
The West Carmel district contains the most substantial
number of undeveloped acres and has the least developed
road network resulting from the development of exclusive
neighborhoods in the 1980's through today. Unlike East
Carmel, where many neighborhoods were built with
connecting streets to adjacent developments or stubbed
streets to undeveloped azeas.
Although it is a lazger geographic area, it only contains three
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.
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B (CITY OF CARMEL. INDIANA
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Emironmeotal Conditions
The following environmental features exist in the City of
Carmel.
Rirer. Floodplains and Riparian Areas: The most significant
environmental feature in the City is the White River and its
associated floodplain and ripazian azeas. Situated on the
eastern boundary of the City, this river landscape relates
significant natural and historical legacies of the City. The
floodplain azea of White River is fairly extensive along its
western bank. In certain segments this floodplain reaches
nearly one-half mile from the centerline of the river and
provides for the most extensive expanse of undeveloped and
natural landscape in the township.
Other streams and creeks traverse the City eventually
draining into the White River. While Cool Creek has been
predominantly urbanized, its most basic floodway has been
preserved as a natural amenity. Williams Creek, west of
Meridian Street, is another environmental corridor that has
large segments still undeveloped.
Wetlands: Another environmental feature associated with
waterways that exists in the City is wetlands. Several
wetlands designated on the National Wetland Inventory
Maps exist within the City.
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 azeas have survived in Cannel. Most
of these woodland concentrations occur along the White
River or other streams and tributaries such as Cool Creek or
Williams Creek.
Groundwater. Groundwater is a significantly important feature
in Carmel as the water supply system for residents comes
from this source. The groundwater sources aze 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
Cannel and the surrounding communities and State.
population 6roxrth: The City of Carmel has undergone
tremendous growth in the last twenty-five-year period. The
population has increased from 18,272 residents in 1980
to 37,733 in 2000. Recent population estimates for 2004p1ace
the City at 58,198 residents. (See Table below)
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The population distribution for the City of Carmel for the
year 2000 is shown below. The largest segment of the City's
population is the 35 to 44 year old range. The 5 to 14 year
old range (school age) ranks second with 45-54 year olds
rankingthird
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10 CIiY OF CARMFL, INDIANA
• Education: Carmel has a higher high school graduation mte
than the State of Indiana (97.0% compared to 82. t%) and
Hamilton County (94.2%) but a lower rate than Fishers,
Indiana(982%). The number of adults with Bachelor's
degrees or higher in Cannel is 58.4% compazed to the State of
Indiana's rate of 19.4%. The rate for both categories exceeds
the rates for Indianapolis, Westfield, Noblesville, and
Hamilton County.
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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 $27,078. The state's median
household income increased by 44% during the same period,
while Hamilton County's median household income
increased by 55%.
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Median Name Yalae: 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). Cannel'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 surzounding
azeas. Camlel's median home value increase from 1990 to 2000
was 44.1%. Ihuing that same time period, Noblesville
increased 52.7%, Fishers increased 51.6%, Westfield
increased 95.7%, Zionsville increased 73.3%, Hamilton
County increased 562% and the Stale of Indiana
increased 72.9%.
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Poverty Rate: The poverty rate for Carmel in 2000 was 2.5%
compazed to 2.9% fot Hamilton County and 9.5% for [he
State of Indiana. In comparison to the surrounding
communities, Carmel has the second lowest poverty rate
behind Fishers (1.8%).
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Community Facility Inventory
The following is a summary of the community facilities within
the City of Carmel. '
Schools: Within the Cannel Clay school district, there are 15
public schools: Carmel High School, Clay Middle School,
Cannel Middle School, Creekside Middle School, and eleven
elementary schools. There aze also two private schools in
the City's jurisdiction: Our Lady of Mount Carmel Elementary
School and University High School.
Parkland: Public pazkland sites in the City of Carmel have
increased significantly in recent years. The Following parks
are maintained by the Carmel/Clay Department of Parks and
Recreation: Carey Grove Park, Flowing Well Park, Lenape
Trace Park, Hazel Landing Park, Lawrence W Inlow Park,
Meadowlazk Park, Monon Greenway, Pleasant Grove Park,
Prairie Meadow Park, Rivet Heritage Park, River Road
Greenway, and West Pazk. Central Park, Cherry Tree Park,
and Founders Pazk aze 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 aze three pazks maintained by the Hamilton County
Department of Parks and Recreation: Coxhall Park and
Gardens, River Road Park, and Carmel-Clay Pazk.
6oH Courses: There are numerous public and private golf
courses within the City of Carmel. They include Plum Creek
Golf Club, Prairie Yew GolfClub, Mohawk Hills Golf Club,
Crooked Stick Golf Club, Brookshire GolfClub, Twin Lakes
Golf Club, Sunrise Golf Club and Woodland Country Club.
Civic FacilNes: The City of Carmel government is made up of
City Hall located in Carmel Civic Square, the Police
Department, the Fire Deparment with 6 Fire Stations, the
Cannel Water and Sewage Utilities Deparment, the Cannel
Clay Communications Center, the Department of Engineering,
the Department of Community Services, and the Cannel/Clay
Parks and Recreation Deparhnent.
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coEnsnr~ ~~n mince inr~awmon
Pan 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 aze also significant differences. This approach will
cleazly communicate and guide the public and its leaders in
future decision making and shaze with the development
community the City's policies and objectives. Furthey the
public can base their expectations on the content of this Part.
To address each geographic azea, this Part is divided into the
following four sections:
1. City-Wide Policies and Objectives ......... . pg 15
2. East Carmel Policies and Objectives..... . pg 18
3. Central Carmet Policies and Objectives. . pg 19
4. West Carmel Policies and .Objectives.... . pg 20
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14I CITY OF CARMEL, INOtANA
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CITY WIDE POLICIES AND OaJECTIVES
Policy 1: Manage Community Form
Imroduction: Managing community form is the art and science
of influencing development in a manner that results in an
enviable built and natural environment in which people
reside, work and recreate; and creates the opportunity for
businesses to thrive. Managing community form is the
culmination of land use planning, transportation planning,
urban design, influencing transitions, and place-making.
The tools used to manage community form take shape as
development guidelines, zoning ordinances, subdivision
regulations, building codes, studies, small azea 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 classifications.
Objective 1.1: Merge form-based regulatory tools into the
traditional zoning and subdivision control ordinances based
on Pan 3: Land Classification Plan.
Objective 1.2: Recognize the uniqueness in each planning
district and establish regulations, subazea 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.
06jective 1.4: Be very sensitive to connectivity and
transitions between adjacent areas. Avoid harsh contrast in
height, building orientation, character, land use, and density.
If [here exists contrast, utilize multiple design principles to
soften transitions.
Policy 2: Be a Warld Class City
hdroduction: The expression "world class city" is applied to
communities that have broad name recognition, notable
culture, a positive image, diversity in housing, corporate
vitality, strong architectural presence and character, sense of
place, public transportation, and most importantly a desirable
quality of life.
Objective 2.1: Commit to high architectural standards for all
municipal buildings and facilities. The intent is to set a
precedent for quality and to establish character goals.
Developers will take cues from municipal improvements and
be more likely m follow the City's lead. This commitment will
also further build community pride.
Objective 22: Further enhance the amenities, development
opportunities, office-supporting commerce and technology
necessary to attract additional corporations to Carmel.
Concurrently, enhance quality of life to provide an enviable
place fot people in all socioeconomic classes to live by
encouraging high quality public spaces, interesting pazks,
and public gazdens. There is significant evidence that high
quality of life is a major attractor for corporations, thus
making this a primary component of this objective.
Objective 2.3: Encourage more diversity in housing types to
appeal to a more diverse clientele of employees working in
Carmel. As Carmel continues to attract world class
corporations, the housing desired by people relocating from
other parts of the country and world is not consistent with
Indiana's traditional residential form ofsingle-family
detached homes. The City needs to commission a study on
housing choices.
06jectire 2.4: Support an intmcity and commuter transit
system 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 a system. 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. The City will need to ask for patience during the
years leading up to an operable transit system.
Objective 2.5: Enhance apedestrian-connected community
through expanded installation of side paths, sidewalks, bike
lanes, and off-street trails [t is well established that many of
the moderate-sized world class cities in our nation aze bicycle
and pedestrian friendly communities. Carmel believes that
the establishment ofbicycle and pedestrian facilities will
further enhance quality of life and be greatly appreciated by
citizens.
CARMEL CONSOLIDATED COMPREHENSIVE PLAN 1S
Policy 3: Perpetuate Economic Vitality
httrodoction: vitality is defined in many ways, including
quantity ofjobs, quality ofjobs, proliferation of commerce,
entrepreneurship, investment in property, redevelopment,
length of commitment, and degee of risk being taken. Carmel
has strong economic vitality, and furthering that trend is of
great interest. This section addresses the objectives that
Carmel will utilize to perpehlate economic vitality.
Ohjectire 3.1: Carmel will strive m further brand the
community. 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 belocated inwell-known communities.
Ohjeclire 3.2: Encourage mixed-use developments. Single-use
developments tend m lack vitality during off-peak times.
Mixed-use developments 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.
06jecGve 3.3: Retrofit existing single-use centers into mixed-
use centers. This encourages both daytime and nighttime
vitality and creates a compact urban form.
Ohjectire 3.4: Utilize technology to efficiently communicate
City projects and initiatives Expand existing lines of
communication to reach more households and gain more
public input.
Ohjective 3.5: Clarify and streamline development procedwes
and processes. Simplify the development process without
lessoning standards or expectations.
Ohjectire 3.6: Plan for transit by encouraging transit
opportunities in new developments where it would benefit
the community. Analyze how the City would form with
improved transit options.
Policy 4: Be a City of Neighhorhoods
Imroduction: Neighborhoods aze an essential component in a
community. They create the fabric of a city. Traditionally,
neighborhoods were not recognized by each individual
development's name as they are now. Rather, they were
determined by physical boundaries and included a mix of
housing, neighborhood-serving commercial, schools, and
pazks within walking distance of each other.
Ohjeclire 4.1: Carmel is desirous of achieving the quality of
life benefits of traditional neighborhoods within the context
of exwban, subwban, and wban development.
Ohjeclire 41: The City believes it necessary to conduct
planning at a finer detail in critical subazeas and corridors.
For this reason Part 5: Critical Corridors and Subareas was
created to house those planning exercises within the
C3 P[an. These small azea plans aze important in
communities with redevelopment pressures and in rapidly
growing azeas. Oftentimes, critical corridor and subazea
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
City expects.
Ohjective 4.3: Establish neighborhood identity based on
physical boundaries rather than by each development's
name. As mentioned in Civic Design, 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.
Objeclire 4.4: Consider and encourage "third places" and
neighborhood-serving commercial. Every trip to the store
should not be a major expedition. Residents and employees
should be able to access neazby shopping by caz or walking.
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16 CITY OF CARMEL, INDIANA
• Policy 5: Be an Adaptahle City
Itrtroduc0on: Being an adaptable city is critical in the
evolution of a community. Too many communities do not
adapt to local, regional, and national influences and suffer
from the lack of flexibility. 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 not recognized the evidence that downtowns can still
be vital places, but have not adjusted to current influences
and circumstances.
06jective 5.1: Carmel will regulazly reevaluate the local,
regional, and national influences that affect development
success and vitality. The City will also strive m 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
Classification Plan Map to adapt to changes in the built
environment, evolutions in community values, and changes
in community policies.
Ohjective 5.3: Continue to recognize, plan and update critical
condors and subareas.
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Polio 6: lospire Community Character
Imroduction: Community character is the aesthetic of a
neighborhood, district, or the entire community. Positive
community chazacter is desired and often helps build local
pride, encowages investment, and improves quality of life.
Objective 6.1: Reject homogeneous development and
corporate branding azchitecture. In residential azeas,
azchitecmml guidelines should be instituted to prevent
monotonous development. Commercial azeas should be
subjected to architectwal standards that inspire unique and
appropriate designs fitting Carmel's character goals.
Objective 6.P: Promote a unique community with unique
neighborhoods and subareas. Already the City is investing
in the Old Town Arts and Design District, which is a fantastic
example of establishing a unique subdistrict. The community
will identify appropriate charncter goals for the East, Central,
and West Carmel Districts and critical subazeas.
Objective 6.3: Encowage high quality and significant
landscaping to help beautify the City and promote healthful
environments.
Objective 5.4: Promote the planting and care of canopy trees
throughout Carmel. Canopy trees aze desired because they
add a great deal of character and comfort to the built
environment. They also provide relief from heat, soften
noise and light, and help purify the air we breathe. This is a
particulazly important objective because so many matwe
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
surrounds.
Objective 6.6: Promote healthy life styles through the use of
innovative desigl and planning.
CARMEL CONSOLIDATED COMPREH FNSIVE PLAN II)
Policy 1: Be Environmentally Sensitive
Introduction: Being environmentally sensitive is the act of
protecting natural areas, introducing plant material into the
urban environment, reducing energy consumption,
encouraging energy and natural resource conservation, and
ufilizing "green"building materials.
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-yeaz life
expectancy of commercial buildings and some production
homes to a more substantial life expectancy. Carmel has
already had some success in encouraging 100-yeaz buildings.
For instance, Pedcor is currently applying that stapdazd to
several buildings in the City Center and the Old Town Arts
and Design District.
Ohjective 1.2: Replace the fleet of City vehicles with energy
efficient and low emission cars and trucks. ~th the
introduction of hybrid vehicles, the City now has viable
means for improving the environment through energy
conservation.
Ohjective 1.3: Develop a network to allow non-vehiculaz trips
to be made by requiring employment nodes to install wvered
and secure bicycle pazking, and shower and changing
facilities for cycling commuters. Concurrently, ensure that
adequate bicycling facilities exist to allow safe and efficient
bicycle commuting.
Objective 1.4: The City should encourage use of water-saving
devices, and implore citizens to reduce water consumption
by minimizing lawn sprinkling and exploring alternative
landscaping ideas.
06jecGve 1.5: Strongly encourage developers to build
environmentally sensitive buildings, following guidelines
similar to those in the LEED (Leadership in Energy and
Environmental Design) program. 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
[o reduce the transportation impact. For instance, importing
mazble from overseas has an enormous environmental impact
compared to delivering Indiana limestone from southern
counties.
Objectire 1.0: Set the precedent for enviromnental protection
or revegetation when developing municipal facilities like
pazks, fire stations, and maintenance facilities.
06jectire 7.1: Protect the City's drinking water supply and
other surface water that becomes drinking water for others.
Instim[e regulations that protect the delineated wellhead
protection aeeas from contaminants and land uses that have
a higher risk of contaminating water resources.
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18 CITY OP CARMEL. INDIANA
• EfiST CAMEL POLICIES AND OBJECTIVES
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Introduction
The following sections convey the policies and objectives
for the East Carmel District. It is important to note that these
sections shaze some of the same policy headings as the City-
Wide section, but the content is specific to East Cannel.
Objective 1.2: Allow neighborhood service nodes in context
appropriate areas. The objective of these nodes is to allow
limited neighborhood-servingwmmereial, mixed-use, and
public amenities within walking distance toresidents living in
sunounding~suburban neighborhoods. Lighting, parking,
architecture, landscaping, size of buildings, and pedestrian
facilities will be strictly regulated to ensure compatibility with
existing residential uses.
Policy 1: Manage Common'rty form
Objective 1.1: Protect the integrity of the suburban form and
land uses. East Cannel is an azea where redevelopment of
residential districts is discournged, and where investment in
single-family homes is strongly encournged. The City will
identify projects, policies, and programs that will maintain the
existing stability and encourage investment by homeowners.
Policy 2: Be a World Class City
Objective 2.1: Embrace the White River greenway and off-
streettrail to provide another notable linear park which
connects pazks as well as acting as the foundation for a
larger, regional greenway. More off-street trails aze expected
to contribute, especially in the riparian coir~idor of the White
River.
Objective 2.2: Promote a world class development on the
Earlham College property, achieving the same recognition as
the Village of WestClay. Unique uses or combination of uses
would be welcome if designed into the context of the natural
environment and surrounding suburban development.
Policy 3: Inspire Commun'Ry Character
Objective 3.1: Reinforce suburban character including free-
linedcurvilinear streets, sidewalks separated by tree lawns,
and neighborhood parks. Also, maintain the dominant
presence ofhigh quality single-family residential form.
04jectire 3.2: Allow density transitions from single-family
residential form along East 96th Street and 146th Street ,but
encourage context sensitive buffer development along the
corridors to help soften the lower. density residential
neighborhoods.
Ohjective 3.3: Consider expanding the neighborhood
commercial node at East 131"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: Be EnvironmetttaltySerasitive
Ohjective 4.1: Aggressively protect the riparian corridor and
floodplain along the White River from encroachment.
04jectire 42: Continually monitor mining practices to ensme
they do not devalue property or negatively affect quality of
life. Also, encourage reclamation planning for quarry sites to
better coordinate public facilities and infrastructure
improvements, and public recreation 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-
servingcommercial.
Ohjective 4.4:Establish an East Cannel recycling and
hazazdous materialsdrop-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.
CARMEL CONSOLIDATED COMPREN ENSNE PLAN 19
Introduction
The following sections convey the policies and objectives
for the Central Carmel District. It is important to note that
these sections shaze some of the same policy headings as
the City-Wide section, but the content is specific to Central
Cannel.
Policy 1: Maoage Commun"itY Form
Objective 1.1: Encourage compact urban form and mixed-use
development throughout Central Carmel.
Objective 1.2: Allow the tallest structures in Carmel to be in
the City Center, Old Town district, 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 from their jobs and homes to those
amenities. The objective is to ensure the entire Central
Cannel district has neighborhood-serving or community-
servingcommercial development within a short walking
distance of all employment and residential development.
Objective 1.4: Protect single-family residential neighborhoods
in Central Carmel as much as possible through strong code
enforcement, tazgeted infrastmcture investments, and
landscaping beautification projects.
Objective 1.5: Strive for additional street connectivity in
Central Carmel. The City should strive to connect streets
when new development or redevelopment occurs, especialty
those linkages shown on the Thoroughfaze Plan Map.
Objective 1.0: Encourage connectivity to and through Central
Carmel by establishing bicycle and pedestrian facilities
across Meridian Street and Keystone Avenue.
Policy 2: Be a World Class City
Objective 2.1:Establish awell-designed, pedestrian-friendly
and vital downtown. To ensure vitality, significant
incorporation of residential and office uses should be
required in upper floors. All ground floors should be
designed for pedestrian comfort and interaction.
Objective 2.2: Promote a world class employment coaidor and
technology park along U.S. 31, east of Pennsylvania Street
and north of East 116th Street. Integrate employment-
serving commeroial uses to allow workers to walk to
restaurants and other businesses suitable for such a
subdistrict, by requiring new buildings along Carmel Drive
and City Center Drive to be a minimum of two stories in
height, and by allowing for a mix of uses, including additional
residential and service retail.
Objective 2.3: Promote the Arts and Design District and the
Carmel Performing Arts Center by hosting world class
musical artists and visual artists.
Policy 3: Be a City of Neighborhoods
Objective 3.1: As outlined in Civic Design, Central Carmel
should be planned as a collection of neighborhoods
applying traditional neighborhood desigo principles to
connectivity, transitions, location of neighborhood-serving
commercial, pedestrian-friendly features and the like.
Objective 3.2: Endeavor [o plan neighborhoods, gateways,
boundaries, and service areas through more detailed subazea
plans.
Policy 4: lospire Community Character
Objective 4.1: Reinforce urban character in Central Cannel,
especially north of East 116th Street.
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 flair 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: Be Environmentally Sensitive
Objective 5.1: Aggressively protect the Monon Trail's tree-
linedcorridor and environmental features on the Central Pazk
site. Where possible, locate new public pazks on land
adj acent to or within a short walk from the Monon Trail.
Objective 5.2: Tree azeas should be wnserved and should be
evaluated as part of an overall network of small parks and
squares.
Objective 5.3: Promote compact urban form with densities that
support mass transit.
20 CITY OF CARMEL. INDIANA
CEnTRFiI CFi1~MEL POLICIES RnD OBJECTIVES
• WEST CHRMEL POLICIES f+nD 03JECTIVES
C~
Introduction
The following sections convey [he policies and objectives
for West Carmel. It is important to note that these sections
shaze some of the same policy headings as the City-Wide
section, but the content under each heading is specific to
West Carmel and adds to other city-wide objectives.
Policy 1: Manage Community Form
Objective 1.1: Conserve the rural character of West Carmel by
protecting estate residential areas and by requiring new
subdivisions to have large setbacks from perimeter roads.
Further, require extensive revegetation along perimeter roads
and within each new development. A larger open space
requirement should also be considered.
06jeclire 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 in proximity to
Conservation Residential, Lighting, parking architecture,
landscaping size of buildings, orientation of buildings, 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 are preferred.
06jeclive 1.4: Connectivity and transitions between proposed
developments and existing subdivisions should be
scrutinized to a greater degree in West Cannel.
Policy 2: Be a World Class City
06jective 2.1: Maintain and protect areas for estate housing
and other housing styles that cater to the wealthiest families
living in the City. These azeas aze essential to attracting
world class corporations, providing the desired qualityof--life
for CEOs and other senior employees.
Objective 2.2: Encourage more custom-home developments to
provide housing opportunities for upper income families.
Custom home neighborhoods will also add character to West
Carmel by reducing monotony.
Policy 3: Inspiro 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.
Ohjective 3.3: Require commercial buildings along Michigan
Road to be constmcted of durable materials and designed to
reflect "village" character.
Policy 4: Be Emtironmetttally Sensitive
Objective 4.1: Strive to protect wood lots, wetlands, and other
valuable natural features in West Carmel. These features
contribute to the district's coral charactey 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
adamantly required. Although there is less emphasis on
vehicular connectivity, pedestrian connectivity will be
strictly required. For instance, where road connectivity
between a proposed development and an existing
development is not required, a pedestrian path will be
required.
Ohjective 5.2: With the success of the Monon Trail, other off-
street facilities are in demand. West Carmel has an
opportunity to utilize portions of several pipeline comdors
for such a trail. These corridors are shown as off-street trails
in the 2020 Vision Plan and in the Alternative
Transportation Pian initiallyadopted is 200], and are being
supported in the C3 Plan as well. Integrating this type of
facility in some areas will be relatively easy, but in built
environments may prove to be more difficult.
06jectire 5.3: Carmel should partner with neighboring
communities to plan and implement a significant greenway
along Little Eagle Creek.
Objective 5.4: Continue expansion of bicycle and pedestrian
infrastmcture to connect neighborhoods with schools, parks,
West Clay Secondary Core, and other destinations.
CARMEL CONSOLIDATED COMPREHENSIVE PLAN 21
y` PART 2: COMPREHENSIVE PLAN ESSENCE
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2Z CITY OP CARMEL, INDIANA
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L(iN0 CLRSSIFICEiTION PL(iN IN'ft~ODUCTION
Pan 3: Land Classification Plan describes and establishes
different land classifications to be applied appropriately
acres Carmel's planning jurisdiction, similazto a future land
use plan. The term "land classification" is used instead of
"land use" because each classification 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 classifications are used on the Land
Classification Map:
1. Parks and Recreation ................. ......i...... pg 25
2. Conservation Residential ............. ............. pg 26
3. Suburban Residential ................. .............. pg 27
4. Urban Residenhal .........:.......... .............. pg 28
5. Multifamily Residential..... ..... ........... pg 29
6. ' Neighborhood Service Node .... :.:........ pg 30
7. Institutional Node ......... ..... ........... pg 31,
8. Community Vitality Node . .:.. .......... pg 32
9. Employment Node ......,:. ..... ........... pg 33
10. Regional Vitality Node ..:................ ........... pg 34
11. Core Support :.:.......................::...... ........... pg 35
12 Secondary Core ...................:......... ........... pg 36
13. Primary Core .................... ..... ........... pg 37
Land ClassDication Map
The Land Classification Map is described on page 38,
followed by the map on page 39.
Land Classfirations and Descriptions
Each of the land classifications listed above have a page
dedicated to describing how it can be used to manage
growth and development. Further, the following headings
aze used, as described below, to convey the essence of each
classification. These descriptions aze intended to be
conceptual.
Purpose: This section gives the reader a brief description of
why the land use classification has been established.
Geographic lacatien: This section conveys where each
classification is best utilized within Catmel's planning
jurisdiction. Some descriptions are vague because they can
be widely applied, while others are very specific to
geographic locations.
24 CITY OF CARMEL. INDIANA
land Uses: This section describes the general land uses that
would be permitted in the classification. The zoning
ordinance would indicate specific land uses permitted.
ImensiryNensity: This section describes the intended intensity
of commercial uses and dehsity of residential uses that
would be fitting of the classification. The zoning ordinance
may utilize more than one zoning district to regulate each
classification.
ERamples: This section strives to convey one or more
developments in Carmel to represent the classification. 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 classifications that aze best used adjacent to the
subject classification. Three categories of compatibility exist.
"Best Fit" aze classifications that aze most suited for
adjacency. "Good Fit with Attention to Transitions" aze
classifications that can be adjacent to the subject
classification, but must be carefully regulated to ensure the
transitions work. The third category aze those land use
classifications not listed, which represent classifications that
aze not appropriate adjacent to the subject classification.
Structure Features: This section identifies critical structural
features that help achieve the purpose of the classification.
Most statements are in regard to height, mass, or form of the
structure.
Structure Odentatioa 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, reaz, and one-side setback), build-to (specific 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, wholedevelopment standazds are
described.
Regulation7mplememation: This section describes how the
City's development regulations will implement the land use
classification's intent.
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• Ph~(S EiNO REC~EFTION
Purpose
• To identify conservation aeeas and to establish areas for
private and public pazks and recreation.
Geographic Location
• Distributed throughout Cannel, especially in proximity to
high and medium density residential aeeas.
land Uses
• Pazks, greenways, golf courses, and the like.
IrrtensitylDensity
• Not applicable.
Examples
• West Pazk, Central Pazk, and Hazel Landing Park.
Appropriate Adjaceut Classfications
• Best Fit: Any land use classification.
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Structure Features
• Not applicable.
Structure Orientation On Site
• Not applicable.
Development Feamros
• Protect existing(pre-development) environmental features.
• Enhance the natural environment.
Regulation Implementation
• Utilize traditional zoning to regulate this classification.
CARMEL CONSOLID ATFD COMPREN F.NSIVt PLAN 126
property that is classified as Parks and Recreation.
natural features are hlended with a playground, shelters, and other
parkjacilities.
splash park (Lawrence W. !plow Park) on 131st Street east of Hazel
Dell Parkway
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CONSERVATION tZESI~ENTIHL
Purpose
• To establish housing opportunities for people who desire
estate residential, rural living, or living in close proximity [o
natural features.
Ceogrophiclocatian
• Dominantly utilized in west Carmel.
land Uses
• Single-family detached residential only.
IntensitylDensity
• Residential development will be less than 1.0 dwelling unit
per acre.
Examples
• Bridlebourne (northwest of 106th St, and Shelboume Rd.)
• Laurelwood (southeast of 106th St. and Ditch Rd.)
Dppropriale Ildjacerrt Class~catiens
• Best Fit: Parks and Recreation, Conservation Residential,
Subwban Residential, and Institutional Node.
• Good Fit with Attention to Transitions: Neighborhood
Service Node.
Structure Features
• Maximum three stories.
• Gabled roofs.
• Structures are generally wider then they aze deep.
• Front facade generally facingpublicright-of--way.
Structure Orientation On Site
• Centralizedbuildingenvelope.
Devetopmetrt Features
• Minimum of 15%open space in subdivisions.
• Protect existing (pre-development) environmental features.
• Guest houses and detached facilities aze permissible on
estate-sized lots.
Regulation Implementation
• Utilize traditional zoning to regulate thisclassification.
ZB CITY OF CARMLL, INDIANA
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isolated on large estates.
lots that may be located within a neighborhood.
weu~aFn ~ESi~enr~~~
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Purpose
• To establish housing opportunities for people who desire
traditional subdivision living.
Geographic Lotalion
• Dominantly appmpriate in west and east Carmel.
Land Uses
• Single-family detached residential only.
Intens"tglDensiq
• Density in platted subdivisions will be between 1.0 and 4.9
dwelling units per acre.
Examples
• Claridge Fatms (between Clay Center Rd. and Hoover Rd.)
• Bentley Oaks (136th St. and Oak Ridge Rd.)
Appropriate Adjacent Classificaations
• Best Fit: Parks and Recreation, Conservation Residential,
Suburban Residential, Urban Residential, Multifamily
Residential, Neighborhood Service Node, and Institutional
Node.
• Good Fit with Attention to Transitions: Community Vitality
Node and Employment Node.
Structure Features
• Maximum two stories.
• Gabledtoofs.
• Structures aze generally wider then they are deep.
Structure Orieutatioo On Site
• Centrnlizedbuildingenvelope.
• Front facade generally facing public right-of--way.
DevelopmentFeaturos
• Minimum of 20% open space in subdivisions.
• Predominant use of curvilineaz street layout. .
• Integate with existing (pre-development) environmental
features.
Regolatioo Implementation
• Utilize traditional zoning to regulate this classification.
• Establish two or three residential zoning districts to provide
hierarchy within this classification.
£•~
~Y2 ~. ;C
}
CARMEL CONSOLIDATED COMPREH ENSNE PLAN 2]
on larger lots, representing the lower end of density allowed in the
Suburban Resulentia[classification.
within the Suburban Residential class cation.
typica/[y built on one-third acre lots, represen! mid-range densities
plowed in the Suburban Residential classiftcatian.
Ut~3fiN F~ES{DEflTifil
Purpose
• To establish housing opportunities for people who desire
historic neighborhoods or new subdivisions modeled after
traditional neighborhood design.
Geographic Location
• Utilized primarily neaz Old Town and in developments
modeled after traditional neighborhood design.
LaadUses
• Single-family detached residential.
• Townhouses or similar residences (up to I S%).
• Two-unit residences (up to 5%).
Intensily~Density
• Density in platted subdivisions will be between 5.0 and 6.9
dwelling units per acre.
Erramples
• O1dTownCarmel
• Portions of~llage of West Clay (131st St. and Towne Rd.)
Appropriate Adjacent Classfications
• Best Fit: Parks and Recreation, Suburban Residential, Urban
Residential, Multifamily Residential, Neighborhood Service
Node, Institutional Node, and Core Support.
• Good Fit with Attention to Transitions: CommunityVtality
Node.
Structure Features
• Maximum two stories.
• Gabled roofs.
• Structures aze generally deeper then they are wide.
• Front facade must face public right-of--way.
Strocture Orierrtation On Site
• Centralized, or zero lot-line building envelope.
Development Features
• Minimum of ]0%open space in subdivisions.
• Grid or modified gridstreetlayout.
• Predominant use of alleys for garage access.
• Two-unit structures, ifused, will only be permitted on cornets
and must have asymmetrical designs fitting the context.
Regulation Implementation
• Utilize hybrid(ttaditionalandfotm-based)zoningtoregulate
this classification.
The above photo represents atwo-unit structure located on an
urban residential corner. Note that the structure is designed to fit
the form of a single fnmi[y neighborhood. The photo is from the
Meridian-Kessler Neighborhood in Indianapolis.
•
i
28 ~ CITY OF CARM tlL, INDIANA
The hislorlc residential areas in close proximity to Old Town
accurately reflect theform of Urban Residential.
of newly constructed Urban Residential form.
MULTIFf+MILY ~ESIDENTIFFL
Purpose
• To diversify housing opportunities for young professionals,
transitional families, empty nesters and workforce housing
(e.g. teachers, fire fighters, police officers).
Geographic l.oration
• Utilized throughout Carmel.
• Most appropriate neaz highways, urban centers, parks,
vitality centers, and schools. -
land Uses
• Town houses.
• Condominiums.
• Apartmenfs.
IMensitylDensity
• Density in developments maybe 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)
• AppropriateAdjaceMClassificatians
• • Best Fit: Parks and Recreation; Suburban Residential, Urban
Residential, Multifamily Residential, Neighbofiood Semce
Node, Institutional Node, Community Vitality Node, and Core
Support.
• Good Fit with Attention to Transitions: Employment Node,
Regional Vitality Mode, Secondary, and Primary Core.
SWcture Features
• Maximum two stories, or three stories if context reflects the
same scale.
SUUCturo Orientation On Site
• Centralized, zero lot line, or build-to front line building
envelope.
Derelepmerrt Features
• Minimum of 15% open space in subdivisions, and similaz
percentage in unplatted development (e.g. condominium).
• Protect on-site quality environmental features.
Regulation Implementation
• Utilize hybrid (traditional and form-based) zoning to regulate
this classification.
C AAMEL CONSOLIDATED COMPRF,H F:NSiVE PLAN 29
Multifamily Residential.
is a good example ofhow Muhifamily Residential can be used in
close proximity to Care Support and Secoruiary Core class cations.
development. Although it doesn't fit the traditional form of
Multifamily Residential, it would be appropriate In select locations.
NEIGMBORFI007 SERVICE NODE
Purpose
• To establish areas for mixed use development integrating
residential, localized amenities, and neighborhood-serving
commercial.
Geographic Location
• Strntegically utilized around Carmel in walking proximity to
suburban, urban and multiple-family residential
classifications.
Land Uses
• Predominantly nonresidential on ground floors.
• Live-work units.
• Community center, plaza, or wmmunity green.
• Fifiess center, Boys and Girls Club, or YMCA.
• Ground floor restaurant, office, entertainment, commercial,
institutional on all other floors.
IntensitylDensity
• Residential density in developments should not exceed 6.0
units per aae.
• Nonresidential intensity shall be strictly limited. The space
of any single tenant should be limited to 5,000 sq. ft. and
building footprints shouldbe limited to 10,000sq. ft,
Examples
• Select buildings in the Village of WestClay.
Appropriate Adjacerrt Classficatians
• Best Fit: Pazks and Recreation, Suburban Residential, Urban
Residential, Multifamily Residential, Institutional Node, and
Employment Node.
• Good Fit with Attention to Transitions: Conservation
Residential, Regional Vitality Node, and Core Support.
Structure Features
• Maximum twos[ories.
• Gabled roofs, unless incorporated into a traditional
neighborhood development.
• Context sensitive materials.
Structure Orientation On Site
• Centralized building envelope unless incorporated into a
traditional neighborhood development.
• Buffering adjacent residential uses as necessary.
Development Features
• Strip development is discouraged.
• Great sensitivity to traffic circulation, lighting, signs, and
connectivity.
• Excellent pedestrian connectivity to and through the site.
Regulation Implementation
• Utilize hybrid(traditionalandfonn-based)zoningtotegulate
this classification.
•
•
30I CICY OF C1A$MLL, INi]IANA
ojneighborhood-serving commercial designed to reflect the concert.
Nodes in Carmel, this type ofsm¢ll strip center is common in close
proximity to suburban residential neighborhoods.
INSTITUTIOHHL NOt7E
Purpose
• To establish areas for school and other institutional
campuses, and municipal facilities.
Geographic Location
• Spot-utilized throughout Cannel.
land Uses
• Church, school, library, and hospital campus.
• Federal, State and local government facilities.
• Emergency services.
IntensirylDensity
• Context sensitive.
Examples
• Camel High School
• Our Lady of Mt. Cannel
Appropriate Adjacent Classfications
• Best Fit: All classifications except Conservation Residential.
• Good Fit with Attention to Transitions: Conservation_
Residential.
• Structure Features
• Context sensitive.
Stntcture Orientntion On Site
- Con[ext sensitive.
' 1
LJ
Development Fentun:s
• Context sensitive.
• Mixes in use are generally allowed, but should be related to
the primary use. For instance, a church could have a
parsonage, book store, or day-caze center integrated into
the campus.
• Pedestrian connectivity from surrounding uses.
Regulation Implementation
• Utilize hybrid (traditional and form-based) zoning to regulate
this classification.
CARMEL CONSOLIDATED COMPREHENSIVE PLAN 131
and represents a form that could be incorporated info nearly any
area in the Ciry.
!ns[itutional Node. Thisjorm is bes[ suited for the City Center area.
churches are the norm and are used for long durations every day.
The Capstone Cafe and Bookstore is a good example ofex[ra uses
incorporated into u church.
Purpose
• To establish areas forcommunity-serving and neighborhood-
serving commercial development with opportunity to
integrate mixed uses.
Geographic Location
• Most appropriate near major and minorthoroughfares.
land Uses
• Dominantly retail, service, office; entertainment, restaurant,
and institutional.
• Residential is allowed, but only on upper floors.
IntensilylDensity
• 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 in upper floors.
Examples
• Merchants' Square
• West Carmel Center
• Brookshire~llageShoppes
Appropriate Adjacent Classfications
• Best Fit: Parks and Recreation, Multifamily Residential,
Neighborhood Service Node, Institutional Node, Community
Ytality Node, EmploymentNode, and Regional Vitality Node.
• Good Fit with Attention to Transitions: Suburban Residential,
and Urban Residential.
Structure Features
• Maximum two stories, or three storiesifcontextreflectsthe
same scale.
Structure Orientation On Site
• Context sensitive with the following options: centralized or
build-to front line building envelope.
Derelapme~rt Features
• Strip development is discouraged.
• Facilitate automobile and pedestrian accessibility.
Regulation Implementation
• Utilize hybrid (traditional and form-based) zoning to regulate
this classification.
33 ~ CITY OP CARIdHL, 1NUlANA
COMMUNITY VITF+LITY NODE
•
stand-alone as well as clustered businesses.
neighborhoods, but are too small to draw people from a large region.
EMPLOYMENT NODE
Purpose
• To establish areas for lazge office buildings. providing
regional employment with opportunity to integrate
employment-serving mixed uses.
Geographic Location
• Predominantly in central Carmel.
• Most appropriate neaz highways and major arterials with
excellent accessibility.
Land Uses
• Professional and business office.
• Hospital and medical office.
• Office-supporting commercial (e.g. small scale restaurants,
coffee houses, print shops, and office supply stores that
directly support office uses).
• Residential is allowed, but only on 4th orhigher floors.
IntensitylDensity
• Commercial intensity is limited by the maximum building
envelope, maximum impervious surface, and on-site pazking
requirements.
• Residential density in developments should not exceed 14.0
units per acre.
Examples
• U.S.31 Cottidor
• ParkwoodCrossingEast
Appropriate Adjacent Classfications
• Best Fit: Parks and Recreation, Neighborhood Service Node,
Institutional Node, Community Vitality Node, Employment
Node, and Regional Vitality Node.
• Good Fit with Attention to Transitions: Suburban Residential,
Multifamily Residential, and Core Support.
SWCturefeatores
• Maximum eight stories.
• Minimum four stories along U.S. 31 and 1-465.
SUUCture Orientation On Site
• Centralized with significant setback from highway corridors.
Development Features .
• Pazking should be located where it has the ]east impact on
aesthetics,
• Strong pedestrian connectivity to office-supporting
commercial uses, pazks, plazas and side path system.
• Secure and sheltered bicycle parking, and shower and
changing facilities for bicycle commuters.
• Regulation Implementation
• Utilize traditional zoning to regulate this classification.
CARMI:L CONSOLIDA'T'ED COMP REHEN9IVE PLAN ~ 33
attractive localefor regional, national, and internation¢Z
corporations is maintained.
are examples ofdevelopments that fit into Employment Nodes.
Medium-scale office serves regional employment needs while
providing a contex6sensitive transition to neighboring residential
areas.
REGIONAL VITALITY NOaE
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 thoroughfazes
with excellent accessibility.
Land Uses
• Retail, service, office, entertainment, and restaurant.
• Residential is appropriate when master planned into the
development.
LntensdylDensity
• Commercial intensity is limited by the minimum land area,
maximum building envelope, maximum impervious surface,
and on-site pazking requirements.
• Residential density is limited to 16.0 units per acre.
Examples
• Clay Terrace (146th St. and U.S. 3 ] )
• West Carmel Center (Michigan Rd. and 106th St.)
Appropriate Adjacent Classifications
• Best Fit: Parks and Recreation, Institutional Node,
Community Vitality Node, Employment Node, and Regional
Vitality Node.
• Good Fit with Attention to Transitions: Multifamily
Residential, Neighborhood Service Node, and Core Support.
Structure Features
• Maximum three stories,oreightstoriesifwithintheU.S.31
corridor overlay.
• Front facade generally facing publicright-of--way.
Structure Orientation On Site
• Centralized orbuild-to front line building envelope.
Development Features
• Strip commercial is discouraged.
• Facilitate automobile andpedestrian accessibility.
• Protect on-site quality environmental features.
Regulation Implementation
• Utilize hybrid (traditional and form-based) zoning to regulate
this classification.
C~
•
•
39 I CITY OF CARMEL, INDIANA
national, regional, and locad chainretoil shops. Predominately,
people reach this destination by vehicle, which is typical oja
Regional ~taliry Node.
designedfor pedesMan comfort outside the parking areas.
The City is committed to a higher standardfar architectural design
and rejects typical corporate branding architecture.
cope w~o~r
Purpose
• To establish areas For urban mixed-use development
transi[ioning away from the Primary and Secondary Core
land classifications. The predominant uses are residential
or commercial uses with lower impact.
Geographic Location
• Exclusively utilized in central Carmel.
land Uses
• Residential and office uses are allowed on all floors.
• Retail, service, office, entertainment, restaurant, and
institutional uses are allowed on ground floors.
• Live-work units.
• Public surface pazking lots are allowed behind buildings.
IrrtensitylDensity
• Residential density is limited by the maximum building
envelope.
• Commercial intensity should be sensitive to adjacent
classifications.
• Examples
• Townhomes at City Center (City Center Drive)
• AMLI at City Center (City Center Drive)
Appropriate Adjacerrt Classficatons
• Best Fit: Patks and Recreation, Urban Residential, Multifamily
Residential, Institutional Node, Cores Support, Secondary
Core and Primary Core.
• Good Fit with Attention to Transitions: Neighborhood
Service Node, EmploymentNode,and Regional Ytality Node.
Structure Features
• Maximum three stories.
• All facades facing a public rightof--way must have at least
two windows per floor.
Structure Orientation On Site
• Front facade built to rightof--way.
Development Features
• Minimum of 10% usable open space in developments.
• Off-sheet pazking is partially supplemented by on-street
pazking.
Regulationlmplemeotatiou
• Utilize form-based zoning to regulate this classification.
developments, such as Pedcnr at City Center are a
Core Support.
CAR MEL CONSOLIDAI'EU COMPREHENSIVE PLAN 33
to transition away from more urban development.
Live/work units are an excellentform ofdevelopment to help
transitiors away from Primary or Secondary Core classifications.
SECOtiD~Y CODE
Purpose
• To establish areas for an urban downtown with intense
commercial and dense residential uses.
• Secondary Core can serve as a transition away from Primary
Core, or can be its own urban area without Primary Core.
Geographic location
• Exclusively utilized in central Carmel and limited use at the
Village of WestClay.
IandUses
• Retail, service, offices, entertainment, restaurants, and
institutional aze allowed on ground floors.
• Residential, retail, service, office, entertainment, restaurant,
and institutional uses aze allowed on upper floors.
• Public pazking gazages are allowed behind buildings.
IrrtensilylDensdy
• Residential density is limited by the minimum land azea 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 Adjacetrt Classfications
• Best Fit: Parks and Recreation, Urban Residential,
Institutional Node, Core Support, Secondary Core and
Primary Core.
• Good Fit with Attention to Transitions: Multifamily
Residential.
Structure Features
• Minimum two stories and maximum four stories.
• Ground floor facades must be pedestrian friendly and utilize
significant glass.
• Wide facades must have azchitectural relief.
Strocture Orietrtatioo Oo Site
• Front facade built to tightof--way.
DeuelopmentFeatures
• Outdoor seating for restaurants is encouraged.
• Outdoor storage is prohibited.
• Pazking is generally provided off-site in pazking facilities
and on-street.
Regulation Implemetrtalioa
• Utilize form-based zoning [o regulate this classification.
Core.
n
U
C~
•
36I CITY OF CARMEL, INDIANA
represents Secondary Core.
as neighborhood-serving commercial, the massing and placement
of this building reflects the desiredform of Secondary Core.
• PRIMARY COitE
u
Purpose
• To establish areas for an urban downtown with intense
commercial and dense residential uses. Generally, Primary
Core will only be allowed in the single area deemed downtown
Carmel.
Geographic Location
• Exclusively utilized in central Carmel,specifically at City
Center and Old Town.
Land Uses
• Retail, service, offices, entertainment, restaurants, and
institutional are allowed on ground floors.
• Residential, retail, service, office, entertainment, restaurant,
and institutional uses aze allowed on upper floors.
• Public pazking garages are allowed behind buildings or in
upper floors if fronting on a streetscape.
IrrtensitylDensity
• 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 standazds.
Examples
• Pedcor at City Center
• Old Town Shops
Appropriate Adjacent Classifications
• Best Fit: Pazks and Recreation, Institutional Node, Core
Support, Secondary Core and Primary Core.
• Good Fit with Attention to Transitions: Multifamily
Residential.
Structure Features
• Minimum four stories and maximum eight stories.
• Ground floor facades must be pedesnian friendly and utilize
significant glass.
• Wide facades must have architectural relief.
Stratton: Orientation On Site
• Front facade built toright-of--way.
Development Features
• Outdoor seating for restaurants is encouraged.
• Outdoor storage is prohibited.
• Pazking is generally provided oft~site in parking facilities
and on-street.
Regulation ImplemerAation
• Utilize form-basedzoningto regulate this classification.
^S t~ x~. c:,..,,..,: r,.w: c,.c.,,~~:,,.
CARMEL CONSOLTDATEU COMPR EHENSIVF. PLAN 3r
The Old Town Shops, currently under construction, is a good
example of Primary Core.
This illustration depicts a proposed development in City Center. If
constructed, [his building would accurately reflect the characteristics
of Primary Core.
The Land Classification Map on the following page
designates the general distribution of land classifications
that will help manage land use, community form, and
connectivity; and improve quality of life.
Specifically, the map depicts the community's land use and
development Form goals (land classifications) ina conceptual
manner. [t should not be construed as representing the
precise location of land classifications, but used as a
foundation for support and influence with land use and
development form decisions and zoning map changes.
The Land Classification 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 standazds.
s
3a ~ CITY OR CARMGL. INDIANA
~Hn~ uHSSiFic~non MAP
•
•
•
., ,
f ~.
Comprehensive Plan Comments
GENERAL COMMENTS
X Date Name Page Comment
5/6/2006 Pat Rice rename to Carmel-Clay Consolidated Comprehensive Plan
5/6/2006 Andy Crook Should plan for Electrical infrastructure (substations), force to be underground or buffered
5/6/2006 Thomas Baker Too much density too fast especially along Old Meridian, see Reston, VA
5/6/2006 Angie Molt PUDs are expensive and time consuming for the public to track
5/6/2006 Steve Pittman Should recognize and bring White River corridor into community
5/6/2006 Steve Pittman Recognize Williams Creek corridor as asset
5/6/2006 Dan Dutcher Consider discussion board for public comments
5/6/2006 Pat Rice Have public meeting at Orchard Park
5/11/2006 Pat Rice Remove references to Civic Design, not an official document
5/11/2006 Pat Rice words city, community, neigbhorhood seem to be used interchageably
5/11/2006 Ron Carter Ensure bicyclists are considered, not just pedestrians
5/16/2006 Pat Rice Would like definitions of mixed-use, exurban, essence, innovative design
5/16/2006 Pat Rice Holiday Hills 6 Dales redevelopment rumors
5/16/2006 Judy Hagan Don't forget about Clay Township
5/16/2006 Angie Molt Be sensitive to older neighborhoods like Auman
5/16/2006 Dee Fox No mention of PUDS in this document; how will they be handled?
5/22/2006 Kevin Heber Conservation Plan
6/6/2006 Judy Hagan Carmel exists b/c of schools, can families thrive in "New Urbanism?"
6/6/2006 Dee Fox New Urbanism: old model tailed, things change (big boxes, auto). Privacy, quiet, nature are
important today.
5/11/2006 Pat Rice 5 Where's the community analysis data?
PART 1: COMMUNITY PROFILE
X Date Name Page Comment
5/6/2006 Dan Dutcher Community Profile should look forward.
5/11/2006 Ron Carter Da[a sources should be named
5/16/2006 Carol Schleif Chart labels too small, data are 5 years old
rv~rzocs
x
PLAN ESSENCE
PART
5/11/2006 Pat Rice City-wide pg. 15, Policy 1, Introduction: "enviable" is a negative term
6/6/2006 Marilyn Anderson City-wide Pg. 15, Policy 1, Introduction: Mixed Use is not for everyone, new urbanism is just a fad
6/6/2006 Dee Fox City-wide Pg. 15, Policy 1, Introduction: Mixed Use is not for everyone
6/6/2006 Dee Fox City-wide Pg. 15, Policy 2, Introduction: West Clay is a suburb of Indianapolis
6/6/2006 Dee Fox City-wide Pg. 15, 2.1: High arch standards should also apply to residential
6/6/2006 Marilyn Anderson City-wide Better define where PUDs and new urbanism should go
6/6/2006 Marilyn Anderson City-wide 7.1 is good
6/6/2006 Pat Rice City-wide 7.3: we should encourage, rather than require
DOCS Central Missing: supporting policies for Monon Trail, urban cross section
5/24/2006 Dan Dutcher Central Support the idea for higher education in the Core, if only single building/satellite classes
5/16/2006 Judy Hagan Central Protect the Monon Trail, recognize urban section
5/11/2006 Ron Carter Central add 5.4: The Monon should be enhanced as anon-motorized commuter trail, north & southbound.
DOCS West Missing: supporting policies for W. 116th Street Overlay
DOCS West Missing: supporting policies for Michigan Road Corridor
5/16/2006 Dee Fox West West Carmel underserved in terms of parkland/popula[ion
6/6/2006 Marilyn Anderson West 1.1: large setback to hide density not enough, there are other consequences to density.
Infrastructure may never catch up with needs of mixed use, density. Transity may never make
sense in west.
6/6/2006 Marilyn Anderson West 32: Not sure why 96th Street is singled-out for protection
6/6/2006 Dee Fox West keep West Clay low density, no surprises
5/6/2006 Pat Rice Divide Central Carmel into Central Core and South Central Carmel-Clay at 116th
5/6/2006 Bill Carrier Divide Central Carmel into Central Core and South Central Carmel-Clay at 116th
ND CLASSIFICATION PLAN
Date Name Page Comment
5/16/2006 Andy Crook 27 Suburban Classification good, but needs more clarification on density parameters
5/16/2006 Dee Fox 27 Density: 4.9 du/a is unacceptible
5/16/2006 Marilyn Anderson 27 Density: 1-4.9 du/a is a wide range, how do we guide until zoning districts placed?
5/11/2006 Ron Carter 29 Structure Features: Discourage front-load garage on bldgs w/ more than two units.
5/11/2006 Ron Carter 36 Structure Features: Maximum soundproofing b/t uses, hidden trash storage/disposal
5/11/2006 Ron Carter 37 Structure Features: Maximum soundproofing b/t uses, hidden trash storage/disposal
5/6/2006 Pat Rice LCM Classify 96th 8 W F area as Area for Special Study
5/6/2006 Mark Rattermann LCM Should consider covenants and deed restrictions in Land Classification
5/6/2006 Tom Kendall LCM Classify Mine as Commercial or Area for Special Study
5/6/2006 Steve Pittman LCM Classify 96th & W F area as Area for Special Study
5/9/2006 Richard Wickliff, Barbara LCM NE corner 103rd/Springmil!fvom Employment Node to Conservation Residential (covenants)
Layton
N1k006
5/16/2006 Marilyn Anderson LCM Brandywine, Crosstields, they may qualify as Conservation Residential
5/11/2006 Ron Carter "Development Features": Bike/ped connections from ends of cul-de-sacs
5/16/2006 Judy Hagan Stress importance of residential character of Springmill Rd.
5/16/2006 Steve Pittman Recognize 146th Street as important corridor
5/16/2006 Dee Fox "Best Fits" need work
PART 4: TRANSPORTATION PLAN
X Date Name Page Comment
5/11/2006 Ron Carter 44 Design Priorities: Bike/ped path connection from cul-de-sacs
5/11/2006 Ron Carter 45 Street Features: bike lanes are mathmatically precluded
5/11/2006 Ron Carter 47 Street Features: bike lanes are mathmatically precluded
5/11/2006 Ron Carter 51 Move bike lanes from secondary to primary priority
5/11/2006 Ron Carter 60 Safety Enhancements: add raised crosswalks
5/11/2006 Ron Carter 61 Side Path Priorities, Primary: Placement on both sides of street
5/11/2006 Ron Carter 61 Safety Enhancements: add raised crosswalks
5/11/2006 Ron Carter 61 106th Street Photo: replace w/ photo showing 10' path
5/11/2006 Ron Carter 62 Primary Priority: Placement on both sides of street
5/11/2006 Ron Carter 62 Safety Enhancements: Painted, rather than raised, markings
5/11/2006 Ron Carter 62 Safety Enhancements: Separation b/t parking area to avoid open car door collisions
5/11/2006 Ron Carter 63 General Description: add commuting to list of activities
5/11/2006 Ron Carter 65 Urban Collectors: consider showing parallel bicycle through route
5/11/2006 Ron Carter Consider creating a street hierarchy illustration
5/16/2006 H. McLaughlin 120' Parkway too wide for W. 116th Street
5/16/2006 Jeff Scott W 116th Street Corridor should mirror 96th in varying widths
5/19/2006 Mike Sharp Illinois Street should be designed considering residential context (per PC recommendation)
DOCS Missing: Monon Trail, urban cross section
PART 5: CRITICAL CORRIDORS & SUBAREAS
X Date Name Page Comment
5/25/2006 Gene Valanzano 78 Change words "amenity node" to'office-supporting commercial"
5/6/2006 Steve Pittman 79 Map labeling confusing (conservation residental) shows suburban res on LCM
5/25/2006 Gene Valanzano 79 Check labels with Clarian PUD
5/25/2006 Gene Valanzano 79 Discrepancies between 31 Corridor map and LCM, retail 126th/31
DOCS 69 Incorporate Mixed Medical map amendment
5/16/2006 Pat Rice 90 96th Street extension referenced as existing in thoroughfare plan
DOCS Missing: W. 116th Street Estate Corridor
DOCS Missing: Michigan Road Corridor
rv~noos