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TABLE OF CONTENTS
Foreword
Acknowledgments ............................................. ....................... 4
Comprehensive Plan Mandate ........................... ....................... 5
Fulfillment of the Mandate ................................. ....................... 5
Plan Objectives and Methodology ...................... ....................... 6
Three Districts ................................................... ....................... 7
Part 1: Community Profile
Objective Profile ...................................................... ............... 10
-Environmental Conditions ......................................... ............... 10
-Demographic Information ......................................... ............... 10
-Community Facility Inventory .................................... ............... 12
Part 2: Compreheosive Plao Essence
Comprehensive Plan Essence Introduction .............. ............... 14
City-Wide Policies and Objectives ........................... ............... 15
East Carmel Policies and Objectives ........................ ............... 19
Central Carmel Policies and Objectives ................... ............... 20
West Carmel Policies and Objectives ...................... ............... 21
Part 3: Load Classification Plao
Land Classfication Plan Introduction .................... ................... 24
Parks and Recreation ........................................... ................... 25
Conservation Residential ..................................... ................... 26
Suburban Residential ........................................... ................... 27
Urban Residential ................................................ ................... 28
Multifamily Residential ........................................ ................... 29
Neighborhood Service Node ................................ .................... 30
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 .......
Thoroughfare Plan .............................
- Residential Street ...........................
-Collector Street ...............................
-Urban Collector Street .....................
- Residential Parkway 2-Lane ............
- Residential Parkway 4-Lane ............
-Secondary Parkway .........................
-Primary Parkway ..............................
-Urban Arterial ..................................
-Secondary Arterial ..........................
-Primary Arterial ...............................
-Thoroughfare Plan Map ..................
] CITY OF CNf.MEL. INDIANA
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: Critical Corridors and Subareas
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 Street 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 ............................... ............. 8.9
Home Place Subarea .................................................. ............. 90
Home Place Subarea Plan .......................................... ............. 91
CARMEL WNSDLIDATF.II Q)MPRENF.NSIVF, PL,4N 7
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pCKHOWLEDGMEI~TS
City of Carmel Mayor
• James Brninazd
City of Carmel Common Council
• Rick Shazp
• Kevin Kirby
• Brian Mayo
• Joseph Griffiths
• Fred Glaser
• Mazk Rattermann
• Ron Carter
City of Carmel Plan Commission
• Jerry Chomanczuk
• Leo Diemkman
• Dan Dutcher
• Wayne Haney
• Kevin Heber
• Mazk Rattermann
• Rick Ripma
• Cazol Schleif
• Steven Stromquist
• Madeleine Torres
• Susan Westermeier
Deparlmetrt of Community Services
• Michael Hollibaugh,AICP, RLA
• Adrienne Keeling, AICP
Project Consultatrt
• Ground Rules, Inc.
IICITY OF CARMEL. INDIANA
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 [he 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
familylife; and
5. That the growth of the community is commensurate with
and promotive of [he efficient and economical use ofpublic
funds (IC 36-7-4-201).
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 36-7-4-501).
Indiana Code 36-7-4-502 and 503 state the required and
permissible contents of [he 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 ofpublic 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 reflects
analysis ofthe community, existing land uses, development
trends, land use suitability, economic feasibility, and natural
land features.
• Public involvementprovidedguidanceforthisupdate. The
input exceeded the criteria required by the Stale 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: Larsd Classifrcatlon 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.
CARMEL CONSOLIDATED COMPREHENSIVE PLAN 6
_:
PLA11 OBJECTIVES AHD METFIODOLOGY
Comprehensive Plan Update Ohjectives
The primary objectives for revising Cannel's 2020 Vision Plan
aze to:
• Remove outdated and irrelevant information;
• 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 [o more accurately 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.3l Comdor
• 96th Street Comdor Smdy
• Old Meridian Task Force Report
• In[egated 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 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 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 forpublic
engagement. The planning team held meetings with [he
following groups:
• CatmeUClay School Boazd;
• 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.
Community Study: Once the first round of public input was
complete, the consulting team focused on intensive study of
the built environment and research into the existing planning
documents. This step in the process included several
meetings with Carmel's planning staffand leadership.
Dacumeat Drafting: Concurrent with studying the community,
the planning team began drafting the Carmel Consolidated
ComprehensiveP/an. Immediately following the first full
draft completion, the City scheduled a public open house for
the public and interest groups to provide feedback about the
plan.
Puhlic Commem: To be written.
Implementation
The Carmel Consolidated Comprehensive Plan contains
general 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 actions.
O CLTY OF CARMEL, /NDLAN.4
THREE CITY DISTRICTS
PlanningforThree Qnigae Districts
Historically, the City of Cannel and Clay Township was a
homogeneous area consisting of farms, rural residential,
estate homes, small town residential and small town
downtown commercial development. The construction of
I-465 (1960's) and S.R. 431/Keystone (1960's), and significant
upgrades to U.S. 31 (1970's) in Clay Township all led to the
evolution to many types of development in the City and
Township. Today the City has an urbanizing core, an
employment corridor, significant redevelopment sites, many
styles of residential development and multiple commercial
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 area on the edge of one district
would be evaluated independently to determine which
policies best fit that area.
East Carmel Characteristics
East Carmel is unique compared to the other two districts
because it typifies suburbia with curvilinear streets,
dominantly single-family residential uses, and a small number
of employment or commercial developments. More
specifically, the district contains a large number of
neighborhoods with custom-built homes and has very little
integrated commercial development. Aside from the
commercial corridor along East 96th Street (the south
boundary), there are only two integrated commercial areas
within this district: Brookshire Village Shoppes and Hazel
Dell Corner. Two centers along 146th Street are 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. Again, the mix of amenities is very consistent
with suburban development.
Central Carmel Characteristics
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 tilted toward
an urban environment with significant mixed-use vitality.
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 character of the area.
Central Carmel has five parks, the Monon Trail, and three
golf courses; albeit, two are under pressure to be developed.
It also has two dominant street corridors, U.S. 31 and
Keystone Avenue, which contribute to and support the
urbanizing environment.
J
East
CARMEL. CONSOLIDATED COMPR.EHF.NSIV E PLAN 17
^1. i?
The Central Carmel district contains multiple commercial
areas including: Old Town (Arts and Design District), City
Center, Merchants' Square, 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 aeeas. The
U.S. 31 Comdor and the Cannel Science and Technology Park
are [he main focus of employment-type development, but
many other small office buildings are distributed throughout
Central Cannel.
West Carmel Characteristics
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 are preserving
open space.
The West Carmel district contains the most substantial
number of undeveloped acres and has the least developed
roadne[work 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 areas.
Although it is a lazger geographic azea, i[ 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.
• CITY OF CAR.IILL. INDIANA
,j ,.
OB'EtTIVE PROFILE
Environmental Conditions
The following environmental features exist in the City of
Carmel
River Floodplains and Riparian Areas: The most significant
environmental feature in the City is the White River and its
associated floodplain and riparian areas. Situated on the
eastern boundary of the City, this river landscape relates
significant natural and historical legacies of the City. The
floodplain area of White River is fairly extensive along its
western bank. In certain segments this floodplain reaches
nearly one-half mile from the centerline of the river and
provides for the most extensive expanse of undeveloped and
natural landscape in the township.
Other streams and creeks traverse the 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 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. Groundwater is a significantly important feature
in Carmel as the water supply system for residents comes
from this source. The groundwater sources are found in the
sand and gravel aquifer system of the West Fork of the
White River valley. Groundwater is available at depths
of 50 - 400 feet in the glacial drift with wells yielding several
hundred gallons per minute. The City of Carmel has
designated areas around these wells as "wellhead protection
areas" to help protect the quality of the available drinking
water.
Demographic Information
The following demographic information relates to the City of
Carmel and the surrounding communities and State.
Population Growth: 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 2004 place
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
ranking third.
85 rare eas aver 661 f
75 bB1 Yvan 1,189
96 b 74 yeah ~ ,938
66 b81 yeen 3,381
45 b 64 years 8,181
3S b1/yeah 7,119 ~'
25b3ayean /,135
16 b 24 years 3,
Sb 11 yeap~ ~ 9,85
Undtt 5 yeah 2,988
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70 I CITY OF CARMEL, INDIANA
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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 ofadults with Bachelor's
degrees or higher in Carmel is 58.4% compared to the State of
Indiana's rate of 19.4%. The rate for both categories exceeds
the rates for Indianapolis, Westfield, Noblesville, and
Hamilton County.
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Carmel 1Nt11e1C NoEleallla Flahera amrllla Indlanapole HartYllm MiNana
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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 Hame 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.
Cannel'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%, Westfield
increased 95.7%, Zionsville increased 73.3%, Hamilton
County increased 56.2% and the State of Indiana
increased 72.9%.
I. _ ~ tfd0 x2000 ~_
HaMI'
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%).
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CARMEL CONSOLIDATED COMPREHENSIVE PLAN 111
f0 (90,000 f100.g00 3750.000 5200.000 3250.000
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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 aze also two private schools in
the City's jurisdiction: Our Lady of Mount Carmel Elementary
School and University High School.
Parkland: Public parkland sites in the City of Carmel have
increased significantly in recent years. The following parks
aze maintained by the Carmel/Clay Department of Parks and
Recreation: Cazey Grove Park, Flowing Well Pazk, Lenape
Trace Park, Hazel Landing Park, Lawrence W Inlow Pazk,
Meadowlazk Pazk, Monon Greenway, Pleasant Grove Pazk,
Prairie Meadow Pazk, River Heritage Park, River Road
Greenway, and West Park. Central Park, Cheny Tree Pazk,
and Founders Park are in various stages of planning and
construction and will soon be added to the list of available
pazks for residents to enjoy. In addition to the local parks,
there are three pazks maintained by the Hamilton County
Department of Parks and Recreation Coxhall Pazk and
Gazdens, River Road Park, and Carmel-Clay Pazk.
Goll Courses: There are numerous public and private golf
courses within the City of Carmel. They include Plum Creek
GolfClub, Prairie Vew GolfClub, Mohawk Hills Golf Club,
Crooked Stick Golf Club, Brookshire Golf Club, Twin Lakes
GolfClub, Sunrise Golf Club and Woodland Country Club.
Civic Facilities: The City of Carmel government is made up of
City Hall located in Carmel Civic Square, the Police
Department, the Fire Deparnment with 6 Fire Stations, the
Carmel Water and Sewage Utilities Department, the Carmel
Clay Communications Center, the Department of Engineering,
the DepartmentofCommunity Services, and the Carmel/Clay
Parks and Recreation Department.
13I CITY OF CARM[l. INDIANA
Community Facility IoveMOry
The following is a summary of the community facilities within
the City of Carmel.
~~ f`
Part 1: Comprehensive Plan Essence establishes the City's
planning policies and objectives categorized by geographic
area. Although [here aze many similarities in each district
there aze also significant differences. This approach will
clearly communicate and guide the public and its leaders in
future decision making and shaze with the development
community the City's policies and objectives. Further, the
public can base their expectations on the content of this Part.
To address each geographic area, this Part is divided into the
following four sections:
f. City-ode Policies and Objecfives .. _..,. .: pg 15
2: ,- East Carmel Paficies and Objectives.... .. pg iB
3. ' Central Carmel Policies arrd-Objectives :. pg 1$
4:. ~. West Carnet Policies and Qbjectives... ., pg~24
l0l CITY Or CARM EL. INDIANA
corro~ asr+ ~nc~ irrtx~urnon
~~
CITY WIDE POLICIES AND OBJECTIVES
Policy 1: Manage Community farm
Introduction: 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 foan is a departure from purely land
use based regulations that encourage segegation and
challenge the community's ability to establish essential
connectivity. This model is more permissive ofmixed use
nodes and requires greater sensitivity to transitions between
differing land classifications.
Dhjective 1.1: Merge form-based regulatory tools into the
traditional zoning and subdivision control ordinances based
on Part 3: Land Classification Plan.
Ohjentire 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.
06jentive 1.3: Utilize and follow the intent of the C3 P/an by
applying the Plan's content to development proposals to
leverage the desired outcomes and prevent deviations from
the City's policies and objectives.
Ohjective 1.4: Be very sensitive to connectivity and
transitions between adjacent areas. Avoid harsh contrast in
height, building orientation, character, land use, and density.
Ifthere exists contrast, utilize multiple design principles to
soften transitions.
Policy 2: Be a Wodd Class City
Introduction: 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.
06jective 2.1: Commit to high architectural standards For all
municipal buildings and facilities. The intent is to se[ a
precedent for quality and to establish chazacter goals.
Developers will take cues from municipal improvements and
be more likely to follow the City's lead. This commitment will
also further build community pride.
06jective 2.2: 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 For people in all socioeconomic classes to live by
encouraging high quality public spaces, interesting parks,
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.
Ohjective 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.
Ohjeclire 2.4: Support an infracity 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
yeazs leading up to an operable transit system.
06jeMive 2.5: Enhance apedestrian-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 cities in our nation are bicycle
and pedestrian friendly communities. Carmel believes that
the establishment of bicycle and pedestrian facilities will
further enhance quality of life and be greatly appreciated by
citizens.
CARMEL CO NSOLIDAI'ED COMPREHENSIVE PLAN 10
Policy 3: Perpetuate Ecouamic Vitality
Imroduction: Vitality is defined in many ways, including
quantity ofjobs, quality ofjobs, proliferation of commerce,
entrepreneurship, investment in property, redevelopment,
length of commitment,anddegreeofriskbeingtaken. Carmel
has strong economic vitality, and furthering that trend is of
great interest. This section addresses the objectives that
Carmel will utilize to perpetuate economic vitality.
Objective 3.1: Cazmel will strive to 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.
Objective 3.2: Encourage mixed-use developments. Single-use
developments tend to lack vitality during off-peak times.
Mixed-use developments often combine commercial and
residenfial 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: Retrofit existing single-use centers into mixed-
use centers. This encourages both daytime and nighttime
vitality and creates a compact urban form.
Ohjective 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.
Objective 3.5: Clarify and streamline development procedures
and processes. Simplify the development process without
lessoning s[andazds or expectations.
Objective 3.5: 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 Neighhothoods
Introduction: 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 aze 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.
Objective 4.1: Carmel is desirous of achieving the quality of
life benefits of traditional neighborhoods within the context
of exurban, suburban, and urban development.
Objective 4.2: The City believes it necessary to conduct
planning at a finer 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 azea plans aze important in
communities with redevelopment pressures and in rapidly
growing areas. Oftentimes, critical corridor and subazea
plans can better address transitions, connectivity, and
development fomt. They can also address character goals
and emphasize to developers a more exact idea of what the
City expects.
Objective 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.
Objective 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 car or walking.
10 CITY OF CARMEL, INDfAN.1
Policy 5: 6e an Adaptahle 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 influences and suffer
from the lackofflexibility. For instance,manycommunities
are still trying m 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.
Ohjective 5.1: Carmel wilt regularly reevaluate the local,
regional, and national influences that affect development
success and vitality. The City will also strive to predict the
next evolutions in development to better recognize 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.
0bjectve 5.3: Continue to recognize, plan and update critical
corridors and subareas.
Policy 6: Inspire CommunAy Character
Introduction: Community character is the aesthetic ofa
neighborhood, district, or the entire community. Positive
community chazacter is desired and often helps build local
pride, encourages investment, and improves quality of life.
Objective 6.1: Reject homogeneous development and
corporate branding architecture. In residential areas,
architectural guidelines should be instituted to prevent
monotonous development. Commercial azeas should be
subjected to azchitectural standazds that inspire unique and
appropriate designs fitting Carmel's chazacter goats.
Ohjective 6.2: 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 character goals for the East, Cenhal,
and West Carmel Districts and critical subareas.
Objective 6.3: Encourage high quality and significant
landscaping to help beautify the City and promote healthful
environments.
Objective 6.4: Promote the planting and caze of canopy trees
throughout Carmel. Canopy frees are desired because they
add a Beat 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
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
surrounds.
Ohjective 6.6: Promote healthy life styles through the use of
innovative design and planning.
CANMEI. CONSO LIDArED COMDR EH F,N SIVE PLAN 1]
S
Palic7l: Be Eavironmetttalty Sensitive
Imroductien: Being environmentally sensitive is the act of
protecting natural azeas, inhoducing plant material into the
urban environment, reducing energy consumption,
encouraging energy and natural resource conservation, and
utilizing "green"building materials.
06jectire 7.1: Encourage the use of durable materials and
constmction 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-year buildings.
For instance, Pedcor is currently applying that standard 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. With [he
introduction of hybrid vehicles, the City now has viable
means for improving the environment through energy
conservation.
Ohjective 7.3: Develop a network to allow non-vehicular trips
to be made by requiring employment nodes to install covered
and secure bicycle parking, and shower and changing
facilities for cycling commuters. Concurrently, ensure that
adequate bicycling facilities exist to allow safe and efficient
bicycle commuting.
Ohjective 7.4: 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.
Objective 1.5: Strongly encourage developers to build
environmentally sensitive buildings, following guidelines
similaz to those in the LEED (Leadership in Energy and
Environmental Design) program. These "green" buildings
conserve energy resources, provide more healthful inside
environments, lasf 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 7.5: Set the precedent for environmental protection
or revegetation when developing municipal facilities like
pazks, fire stations, and maintenance facilities.
Objective 1.1: Protect the City's drinking water supply and
other surface water that becomes drinking water for others.
Institute regulations that protect the delineated wellhead
protection azeas from contaminants and land uses that have
a higher risk of contaminating water resources.
l~ CITY OF CARM EL; INDIANA
~=
EAST CARMEL POLICIES AHD OBJECTIVES
Introduction
The following sections convey the policies and objectives
for the East Carmel District. It is important to note [hat these
sections share some of the same policy headings as the City-
Wide section, but the content is specific to East Carmel.
Policy 1: Manage Community Farm
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: Allow neighborhood service nodes in context
appropriate aeeas. 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,
azchitecture, landscaping, size of buildings, and pedestrian
facilities will be strictly regulated to ensure compatibility with
existing residential uses.
Policy Z: Be a World Class City
Objective 2.1: Embrace the White River greenway and off-
streettrail to provide another notable linear pazk which
connects parks as well as acting as the foundation for a
lazger, regional greenway. More off-street hails are expected
to contribute, especially in the riparian corridor of the White
River.
Objective 2.2: Promote a world class development on the
Earlham College property, achieving the same recognition as
the Vllage of WestClay. Unique uses or combination of uses
would be welcome if designed into the context of the natural
environment and surrounding suburban development.
Pelicy3: lospire Community Character
Objective 3.1: Reinforce suburban character including tree-
lined curvilineazstreets, sidewalks separated by tree lawns,
and neighborhood pazks. Also, maintain the dominant
presence ofhigh quality single-family residential fomr.
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 the
corridors [o help soften the lower density residential
neighborhoods.
Objective 3.3: Consider expanding the neighborhood
commercial node at East 131"Street and Hazel Dell Parkway
to [he southwest comer by encouraging [he church to
develop a portion of the property with mixed use and a
variety of housing types. The azea would act as an east side
Secondary Core, with the potential for a community transit
stop.
Policy 4: Be Environmentally Sensitive
Objective 4.1: Aggressively protect the riparian corridor and
floodplain along the White River from encroachment.
Objective 4.2: Continually monitor mining practices to ensure
they do not devalue property or negatively affect quality of
life. Also, encourage reclamation planning For quarry sites to
better coordinate public facilities and infrastmcture
improvements, and public recreation opportunities.
Objective 4.3: Expand East Cannel bicycle and pedestrian
infrastructure, especially in areas adjacent to institutional
nodes such as schools and churches, and neighborhood-
servingcommercial.
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.
CARMEL CONSOi.IUATEU COMPR EN ENSIVEPLAN to
CENTRAL CARMEL POLICIES AND OBJECTIVES
Introduction
The following sections convey the policies and objectives
for the Central Carmel District. @ 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 Cenhal
Carmel.
Policy 1: Manage Community Fonn
Objective 1.1: Encourage compact urban form and mixed-use
development throughout Cenhal 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
buitding 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
Carmel district has neighborhood-serving orcommunity-
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, targeted infrastructure 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, especially
those linkages shown on the Thoroughfaze Plan Map.
Objective 1.6: Encourage connectivity to and through Central
Cammel 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 corridor and
technology park along U.S. 31, east of Pennsylvania Street
and north of East 116th Street. Integrate employment-
servingcommercial 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 design principles to
connectivity, transitions, location of neighborhood-serving
commercial, pedestrian-friendly features and [he 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: Reinforce urban chazac[er in Central Carmel,
especially north of East 116th Street.
Objective 4.2: Encourage signature buildings on prominent
sites to enhance [he 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-
lined comdorand environmental features on the Central Park
site. Where possible, locate new public parks on land
adjacent to or within a short walk from the Monon Trail.
06jective 5.2: Tree areas should be conserved and should be
evaluated as part of an overall network of small pazks and
squares.
06jeclive 5.3: Promote compact urban form with densities that
support mass transit.
30 CIiY Or CARMEL, INDIANA
WEST CARMEL POLICIES AMO 08JECTIVES
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 specific to
West Carmel and adds to other city-wide objectives.
Policy 1: Manage Community Form
Objective 1.1: Conserve the coral 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.
Ohjeaive 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, no[ 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 [hat protect vegetation,
slopes and are non-monotonous aze preferred.
Objective 1.4: Connectivity and transitions between proposed
developments and existing subdivisions should be
scmtinized to a greater degree in West Carmel.
Policy 2: Be a Wodd Class CAy
Objective 2.1: Maintain and protect areas for estate housing
and other housing styles that cater to the wealthiest families
living in the City. These areas 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 chazacter to West
Carmel by reducing monotony.
Policy 3: lospire 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 chazacter 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 to
reflect "village" character.
Policy 4: Be Environmentally 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 rural chazac[er, 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
vehiculaz 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.
Objective 5.2: With the success of the Monon Trail, other off-
s[reet facilities are in demand. West Carmel has an
opportunity to utilize portions of several pipeline corridors
for such a trail. These corridors are shown asoff-street trails
in the 2020 Vtsion Plan and in the Alternative
Transportation Plan initially adopted in 2001, and are being
supported in the C3 Plan as well. Integrating this type of
facility in some aeeas will be relafively easy, but in built
environments may prove to be more difficult.
Objective 5.3: Cannel 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
infrastructure to connect neighborhoods with schools, parks,
West Clay Secondary Core, and other destinations.
CA0.MEL rONtiOLIUATED COMPREHENSIVE PLAN 31
32 CITT OF CARMEL; INDIANA
fi •
,. •
`~ +^,' _ ~
LAND CLASSIFICATION PLAN INTRODUCTION
Part 3.• Land Classification Plan describes and establishes
different land classifications to be applied appropriately
across 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:
?. Parks and Recrea6ori .......:..... ...........:..... pg 25.
2. Conservation. Residential.. .:..... ::...........:.:. pg 26
3., Suburbam Restdan[iat..:.. .:.....:..:..... P9 27
4. (7rban Residenbal ...::.... ................. pg 26
5. Multifamily;Residential.... ••::•~•••••~••~•• pg29
6. Neighbgfiood 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 39
11. Core SupgorC. .::.,..: ...::... :.... pg.3¢
12 .Secondary'Core :..:...:.:::......:.... :........:....... pg 36
13, Primary Core ............................ ................. pg 37
land Classrfiwtion Map
The Land Classification Map is described on page 38,
followed by the map on page 39.
land Classificatieos amt Descriptions
Each of the land classifications listed above have apage
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 are intended to be
conceptual.
Purpose: This section gives the reader a brief descripfion of
why the land use classification has been established.
Deographic location: This section conveys where each
classification is best utilized within Carmel's planning
jurisdiction. Some descriptions are vague because they can
be widely applied, while others aze very specific to
geographic locations.
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.
ImensirylDensitF: This section describes the intended intensity
of commercial uses and density of residential uses that
would be fitting ofthe classification. The zoning ordinance
may utilize more than one zoning district to regulate each
classification.
Esamples: 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 Adjacerrt Classifications: This section describes the
land use classifications that are best used adjacent to the
subjectclassification. Three categories of compatibility exist.
"Best Fit" aze classifications [hat are most suited for
adjacency. "Good Fit with Attention to Transitions" are
classifications that can be adjacent to the subject
classification, but must be carefully regulated to ensure the
transitions work. The third category are those land use
classifications not listed, which represent classifications that
are not appropriate adjacent to the subject classification.
SWCture 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 Ddemation 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 (specific front
setback), or no setbacks (the stmcture can cover the entire
site).
Developmetrt Features: This section denotes requirements of
subdivisions, planned unit developments, or development
plan projects. Typically, whole-development standazds are
described.
Regulation Implementation: This section describes how the
City's development regulations will implement the land use
classification's intent.
31 QTY OP GRMEL. INDIANA
Pl4RNS RND RECREATION
Purpose
• To identify conservation areas and to establish areas for
private arni public parks and recreation.
Geographic location
• Distributed throughout Carmel, especially in proximity to
high and medium density residential areas.
Land Uses
• Parks, greenways, golf courses, and the like.
IntensirydDensity
• Not applicable.
Examples
• West Park, Central Park, and Hazel Landing Park.
AppropriateAdjaceniClassifications
• Best Fit: Any land use classification.
Structure Features
Orientation On Site
features
fisting (pre-development) environmental features.
he natural environment.
• Utilize traditional zoning to regulate this classification.
~.
f
splash park (L
Dell Parkway.
east of Hazel
CARMEI C'UNSOLIDATE4 COMPREHENSIVE PLAN I 2!
..~~~
f
property thad is classified as Parks and Recreation.
natural features are blended with a playground; shelters,
parkfacilities.
COMSERVATIOM RESIDEnTIAL
establish housing opportunities far people wha desire
ate residential, rural living, or living in close proximity to
oral features.
• Dominantly utilized in west Cannel.
Land Uses
• Single-family detached residential only.
acre.
development will be less than 1.0 dwelling unit
(northwest of 106th St. and Shelbourne Rd.}
(southeast of 106th St. and Ditch Rd.)
Fit: Parks. and Recreation, Conservation Residential,
rban Residential, and Institutional Node.
1 Fit with Attention to Transitions: Neighborhood
ce Node.
Structure Features
• Maximum three stories.
• Gabled roofs.
• Structures are generally wider then they are deep.
• Front facade generally facing public right-af--way.
Structure Orientation On Site
• Centralized building envelope.
Developme~ Features
• Minimum of l5% open space in subdivisions.
• 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 classification.
This residence
Carmel.
26 4 CLTY OP CARtvSBL; tNDSAS4A
isolated vn large estales.
x ~
S(~~uRBAn RESi~EnTtA~
Purpose
• To establish housing opportunities for people who desire
traditional subdivision living.
Geographic Location
• Dominantly appropriate in west and east Carmel.
land Uses
• Single-family detached residential only.
Irnensity~0ensity
• Density in platted subdivisions will be between I.0 and 4.9
dwelling units per acre.
Examples
• Claridge Farms (between Clay Center Rd. and Hoover Rd.)
• Bentley Oaks (136th St. and Oak Ridge Rd.)
lppropriate Rdjacent Classfications
• 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.
Swcture Features
• Maximum two stories.
• Gabled roofs.
• Structures are generally wider then they are deep.
Structure Orientation On Site
• Centralized building envelope.
• Front facade generally facing public right-of--way.
Developme~ Features
• Minimum of 20% open space in subdivisions.
• Predominant use of curvilinear street layout.
• Integrate with existing (pre-development) environmental
features.
Regulation Implementation
• Utilize traditional zoning to regulate this classification.
• Establish two or three residential zoning districts to provide
hierarchy within this classification.
CARMEL CONSOLIDATED COMPREHENSIVE. PLAN I 27
~ r
,~
~' ~ r ~` .:~~.: ~~ ~ r.~ ~
(liZBAN RESIDENTIAL
dish housing opportunities for people who desire
neighborhoods or new subdivisions modeled after
ial neighborhood design.
Location
primarily near Old Town and in developments
l after traditional neighborhood design.
• Single-family detached residential.
• Townhouses or similar residences (up to 15%).
• Two-unit residences (up to 5%).
Intensityl0ensity
• Density in platted subdivisions will be between 5.0 and 6.9
dwelling units per acre.
• Portions of Village 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: Community Vitality
Node.
Structure Features
• Maximum two stories.
tares are generally deeper then they ate wide.
facade must face public right-of--way.
e Orientation On Site
lot-line building envelope.
oparent Features
inimum of 10% open space in subdivisions.
id or modified grid street layout.
dominant use of alleys for garage access.
~o-unit structures, if used, will only be permitted on comers
d must have asymmetrical designs fitting the context.
this
and form-based) zoning to regulate
2i I CITY OF CARMEL, INDIANA
the fvrm of a single fanuly neighborhood. The photo is from the
Meridian-Kessler Neighborhood in lndianapalis.
Purpose
• To diversify housing opportunities for young professionals,
transitional families, empty nesters and workforce housing
(e.g. teachers, fire fighters, police officers).
Geographic Locafion
• Utilized throughout Carmel.
• Most appropriate near highways, urban centers, parks,
vitality centers, and schools.
land Uses
• Town houses.
• Condominiums.
• Apartments.
IMensitylDensrty
• 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)
Appropriate Adjacent Classfications
• Best Fit: Parks and Recreation, Suburban Residential, Urban
Residential, Multifamily Residential, Neighborhood Service
Node, Institutional Node, Community Vitality Node, and Core
Support.
• Good Fit with Attention to Transitions: Employment Node,
Regional Vitality Mode, Secondary, and Primary Core.
Structure Features
• Maximum two stories, or three stories if context reflects the
same scale.
Structure Orientation On Site
• Centralized, zero lot line, or build-to front line building
envelope.
Development Features
• Minimum of 15% open space in subdivisions, and similar
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.
CARMC:L C'ONSQLLLJArED COMPREHENSlYE PL.Ah ~ 2!
MULTIFAMILY RESIaENTIAL
Multifamily Residential.
Kensington Place is agood example ofa lowerdensity multifamily
developn:enl. ,4lthoughitdnesn'tfitthetraditionalformof
Multifamily Residential it would he appropriate in select locations.
NEIGM80RHOOD SERVILE 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 proximity to
suburban, urban and multiple-family residential
classifications.
Land Uses
• Predominantly nonresidential on ground floors.
• Live-work units.
• Community center, plaza, or community green.
• Fitness center, Boys and Girls Club, or YMCA.
• Ground floor restaurant, office, entertainment, commercial,
institutional on all other floors.
density in developments should not exceed 6.0
amts 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 10,000 sq. ft.
in the Village of WestClay.
Appropriate Adjacent Classifications
• Best Fit: Parks 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 two stories.
• Gabled roofs, unless incorporated into a traditianal
neighborhood development.
• Context sensitive materials.
oration On Site
d building envelope unless incorporated into a
neighborhood development.
adjacent residential uses as necessary.
• 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 (traditional and form-based) zoning to regulate
this classification.
i0 I CITY OF CARMEL, INDIANA
k
~-~ ,~., r?~ ~~ X34
Purpose
• To establish areas for school and other institutional
campuses, and municipal facilities..
Geograpdic Location
• Spot-utilized throughout Carmel.
Land Uses
• Church, school, library, and hospital campus.
• Federal, State and local government facilities.
• Emergency services.
Irttensity(Density
• Context sensitive.
Examples
• Carmel High School
• Our Lady of Mt. Carmel
~t: All classifications except Conservation Residential.
Fit with Attention to Transitions: Conservation
nti al
ructure Features
Context sensitive.
ructure Orientation On Site
• Context sensitive.
Developmerrt Features
• 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-care center integrated into
the campus.
• Pedestrian connectivity from surrounding uses.
Regulation Implementation
• Utilize hybrid (traditional and form-based) zoning to regulate
this classification.
Creekside rYfiddle School is a great example of'an Institutional Node
and represents a fvrm that could be incorporated into nearly any
area in the City.
~~~
k:
CARMEf_ CONSOLIDATED COMPREHENSIVE PLAN ` St
tNSTITlJT10NAl NODE
The Capstone Cafe and Bookstore it a good example of extra uses
incvrporated into a church.
COMMUNIT~(VIT~iLI'fY 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, office, entertainment, restaurant,
and institutional.
• Residential is allowed, but only on upper floors.
IMens"~tylDensity
• Commercial intensity is limited by the maximum building
envelope, maximum impervious surface, and on-site parking
it density in developments should not exceed 10.0
acre and must be in upper floors.
Square
Village Shoppes
cs and Recreation, Multifamily Residential,
l Service Node, Institutional Node, Community
Employment Node, and Regional Vitality Node.
Attention to Transitions: Suburban Residential,
and Urban Residential.
Structure Features
• Maximum two stories, or three stories if context reflects the
same scale.
Structure Orientation On Site
• Context sensitive with the following options: centralized or
build-to front line building envelope.
Development Features
• Strip development is discouraged.
• Facilitate automobile and pedestrian accessibility.
Regulation Implementation
• Ufilize hybrid (traditional and form-based) zoning to regulate
this classification.
Vitality Nodes. They arr, too large to tie integrated into
neighborhoods, but are too small to draw people from a large region.
52 14[TY OF CARMEL; 1ND[ANA
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 central Carmel.
• Most appropriate near 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 or higher floors.
~rcial intensity is limited by the maximum building
~e, maximum impervious surface, and on-site parking
iential density in developments should not exceed 14.0
per acre.
• Parkwood Crossing East
Appropriate Adjacent Classfications
• Best Fit: Parks and Recreation, Neighborhood Service Node,
Institutional Node, Community Vitality Node, Employment
Node, and Regional Vitality Node.
• Good Fit withAttention to Transitions: Suburban Residential,
Multifamily Residential, and Core Support.
Structure Features
• Maximum eight stories.
• Minimum four stories along U.S. 31 and I-465.
Structure Orientation On Site
• Centralized with significant setback from highway corridors.
Development Featares
• Parking should be located where it has the least impact on
aesthetics.
• Strong pedestrian connectivity to office-supporting
commercial uses, parks, 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.
ureus.
;.;
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~~ ,,..~
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CARh~EL CON30LIDATED rOMPREHfiNSlvB P4AN ~ 83
attractive lorafe, for regional, national, and international
eorporations is maintained.
REGIONAL YITALIT~ NOi?E
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, office, entertainment, and restaurant.
• Residential is appropriate when master planned into the
development.
• 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.
• Clay Terrace (146th St. and U.S. 31)
• 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, or eight stories if within the U. S. 31
comdor overlay.
generally facing public right-of--way.
front line building envelope.
mmercial is discouraged.
to automobile and pedestrian accessibility.
on-site quality environmental features.
this classification.
and form-based) zoning to regulate
,,
Clau Terrace is a regional destination because it has nltrnerous
national, regional, and local chain retail shops. Predominately
people reach this destination by vehicle, H~hich is typical ofa
S{ ~ C1TY QF CARMEL. INptANA
Purpose
• To establish areas for urban mixed-use development
transitioning 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 parking lots are allowed behind buildings.
IntensitylDensity
• Residential density is limited by the maximum building
envelope.
• Commercial intensity should be sensitive to adjacent
classifications.
.omen at City Center (City Center Drive}
at City Center (City Center Drive)
Core and Primary Core.
• Good Fit with Attention to Transitions: Neighborhood
Service Node, Employment Node, and Regional V tality Node.
Structure Features
• Maximum three stories.
• All facades facing a public right-of--way must have at least
two windows per floor.
Structure Orientation On Site
• Front facade built toright-of--way.
Development Features
• Minimum of 10% usable open space in developments.
• Off-street parking is partially supplemented by on-street
parking.
Regulation Implementation
• Utilize form-based zoning to regulate this classification.
developments, such as !'edcar at City Center,
Core Support.
CARM.EL CON50Ll~ATED COMPREFiENSfYE PLAN I 36
cope wpPO~tr
Live/work units are nn excellent form of development to help
transition awavfrom Prinrarv or Secondary Core classifications.
SECOnDARY CORE
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 Cannel and limited use at the
Village of WestClay.
Land Uses
• Retail, service, offices, entertainment, restaurants, and
institutional are allowed on ground floors.
• Residential, retail, service, office, entertainment, restaurant,
and institutional uses are allowed on upper floors.
• Public parking garages are allowed behind buildings.
IntensitylDensity
• 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 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.
ucture Features
Minimum two stories and maximum four stories.
Ground floor facades must be pedestrian friendly and utilize
significant glass.
Wide facades must have architectural relief.
Orientation On Site
acade built to right-of--way.
• Outdoor seating for restaurants is encouraged.
• Outdoor storage is prohibited.
• Parking is generally provided off-site in parking facilities
and on-street.
Regulation Implementation
• Utilize form-based zoning to regulate this classification.
Core.
~ I CITY OF CARM EL, lNOCANA
represents Secondnrv Core.
~~M~~ cow
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 are allowed on upper floors.
• Public parking garages are allowed behind buildings or in
upper floors if fronting on a streetscape.
Irrtens'RylDensity
• 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 Adjace~ Classficatians
• Best Fit: Parks 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 pedestrian friendly and utilize
significant glass.
• Wide facades must have architectural relief.
Structure Orientation On Site
• Front facade built tonight-of--way.
Development Features
• Outdoor seating for restaurants is encouraged.
• Outdoor storage is prohibited.
• Parking is generally provided off-site in parking facilities
and on-street.
Regulation Implementation
• Utilize form-based zoning to regulate this classification.
~~, rcpn~ caw•rM a v-•s: ;,;o u~me x~rw
a ca
~`~.. y
This illustration depicts a proposed development in Citv Center. If
constructed this btti.tding wnttld accurately reflect the characteristic
of Primary Gore,
CARMEL CONSOLIDATED COMPREHENSIVE PLAN I 37
example 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 foam goals (land classifications) in a conceptual
manner. It 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 Pdan 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.
$ I CITY OF CARMEL, 1ND1AN.4
~AMV ~~Ass~FicATion MAP
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COhH'REHENSIVE PLAN ~. 38
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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 city.
The C3 Plan is the first of its kind to be inclusive of all
mainstream transportation modes. The City is making [he
conscious decision to emphasize alternative modes of
transportation to complement traditional vehicular
transportation. Attemative transportation is increasingly
desirable because residents want bicycle and pedestrian
connectivity (e.g. side paths) to local amenities, commuters
wan[ alternatives (e.g. light rail) for travel to work, and Iife-
stylechanges are demanding more recreational facilities (e.g.
Monon Trail).
To address each mode of transportation, this Part is divided
into the following three sections:
t. Thoroughfare Plan pg 41
2. Bicycle and Pedestnan FaGltty Plah pg 55
3. Transit Plan... ...... .:..,: .... pg 65-
Thoroughfare Plan
Generally, the Thoroughfaze Plan identifies and describes the
recognized sheet classifications. It also includes the 20-Yeaz
Thoroughfare Plan Map which applies those street
classifications to every street in Cannel's planning
jurisdiction. The application of street classifications is
designed [o result in the effective connectivity and efficient
flow of traffic.
Bicycle and Pedestdao Facility Plan
Generally, the Bicycle and Pedestrian Facility Plan identifies
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
Generally, the Transit Plan identifies and describes the transit
system and facilities desired by 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 intracity
transportation.
U' CITY OF CARM EL. INDIANA
THOROUGHFAREP~AN
The City's 20-Year Thoroughfare Plan focuses on facilities
for motor vehicles, streets, and alternative transportation
systems. The Thoroughfaze Plan first identifies and
describes recognized street classifications. It then applies
those street classifications to every street in the City's
planning jurisdiction on the Thoroughfare Plan Map.
Street Classfcations and Descriptions
The following street classifications aze used on the
Thoroughfaze Plan Map:
1.. Residential Street ........................ ............. pg 42
2.. Ca/lector Street ....:.:.........:........... ............. Pg 43
3i. -Urban Collector Street ................. ............. pg 44'
4. Residential Parkway (2-lane) ....... ............. pg45
5._ Residential Parkway(9-lane) ....... ............. P948
6. Secondary.Parkway ..................... ....,...,:...pg47
7: P.rlmary, Parkway .:........................ ............. Pg 48
8: ~, Urban Arterlel ...:.....;:.... .:.........:.:. ........:.:.. Pg 49
9:. Secondary Arterial ....................... ......:..... . P9 5t7
10: Primary. Arterial, ........................... ........:.... pg 51
Each of the street classifications listed above has a page
dedicated to describing how it can be used to convey
vehicular traffic and how it fits into the fabric of the City.
Further, [he following headings are used, as described below,
to convey the essence of each street classification:
General Description: This section gives a brief description of
why the street classification has been established.
Street Features: This section conveys the primary design
standards that make each street classification 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 secfion references a typical cross
section illustration of the street classification. 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 m 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 classification. Primary priorities are those that should
not be foregone in design decisions. Secondary priorities aze
those [hat maybe considered for compromise, non-inclusion,
or later phases of the project.
Treflic Management Options: This section describes vehicular
traffic management options to consider when improving a
street. The options listed are intended to identify the most
appropriate means to intersect streets, slow traffic (if
appropriate), increase traffic efficiency (when appropriate),
and improve safety.
CANM EL CONSOLIOAt ECI COMYN EH ENSIVE PLAN ~3
RESIDEMTIRL STREET
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.
Carmel recognizes three levels of Residential Streets
(Residential Street Lane, Residential Street Minor, and
Residential Street Major). Each type is described below.
Street Features
• Right-of-Wap: 40 to 50 feet depending on Residential Street
type
• Maximum Number of Lanes: 2 lanes
• Minimum Lane Widths: l0 to 15 feet depending on Residential
Street type
• Maximum Pavement Width: 22 to 30 feet depending on
Residential Street type
• Curbs: Required, except on Residential Street Lanes
• Sidewaltts and Paths: Required as per the Bicycle and
Pedestrian Facility Plan
• On-Street Par'~ting: Optional on one side, except on Residential
Street Lanes; 7 feet each
• Street Trees: Required
• Buffer Planting: Not Required
Typical Cross Section
See illustration below
Design Priorities
• Primary Priorities:
- Access to residential properties
- Reinforcing neighborhood character
- Properly installed and designed pedestrian facilities
• Secondary Priorities:
- Width of travel lanes
- On-street parking, except on Residential Street Lanes
Traffic Management Options
• Roundabouts
• On-street parking
• Narrower lane widths
cal Cross Section
b0 feet of Right-of 4Vay
i -- Cwb: 2 feet
f 5 ~ ~• ~-~- Tree Pbt: 3 feet Min.
Pavement V4idlh ~
,.- Sl6ewalk: 5 feet Min.
L{ I CLTY OF CARMBL, LNOIANA
and sidewalks on both sides of the street.
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.
• Right-of-Way: 90 feet
• Maximum Number of Lanes: 4 lanes
• Minimum Lane Width: 11 feet
• Maximum Pavement Width: 48 feet
and Paths: Required as per the Bicycle and
on one or two sides; 7 feet each
• Street Trees: Required
• Buffer Planting: Required
Typical Cross Section
See illustration below
Primary Priorities Within Right-of-Way
• ATeighborhood character
• Pedestrian facilities
Secondary Priorities Within Right-of-Way
• Width of travel lanes
Traffic Management Features
• Roundabouts
• On-street parking
• Narrower lane widths
• Curb extensions at traditional intersections (bump-outs)
90 teat of Right-of~~Vay
..,
.t
corn: 2 feet
Tree Pbt: 6 feet Min.
Side Path: 10 feet Min.
CARMEL CONSOLfDATED COMpREHENS(VE PLAN ~ ~
but dues not ref lect the desired cross section; inclusion of'side punts.
(JiZBAN 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.
if-Way: 65 feet
um Numher of Lanes: 41anes
tm Lane Width: 11 feet
um Pavemeirt Width: 48 feet
Required
ants and Paths: Required as per the Bicycle and
• On-Street Parking: Optional on one or two sides; 8 feet each
• Street Trees: Required
• Buffer Planting: Tree grates
Priorities Within Right-of-Way
strian facilities
h of travel lanes
itive to context
~ Priorities Within Right-ot Way
trees
eet parking
7ypicai Cross SQCtion
Traffic Management Features
• Roundabouts
• On-street parking
• Narrower lane widths
• Curb extensions at traditional intersections (bump-outs)
feet of Rlght~t--Way
Curb: 2 feet
Side Path: 10 feet Min.
~)
pedestrian cUm, fart.
RESIDENTIAL PARKWAY 2-LANE
fieneral Description
A Residential Parkway (2-lane) is designed to maintain
residential character and to efficiently convey residential
traffic 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.
ay:120feet
Numher of lanes: 21anes
.ane Width: l 1 feet
Aggregate Pavemerrt Width: 24 feet
Required as per the Bicycle and
• On-Street Parking: Optional on one or two sides; 8 feet each
• Street Trees: Required
• Buffer Planting: Required
Typical Cross Section
See illustration below
Primary Priorities Within Right-of-Way
• Neighborhood character
• Sensitive to context
• Pedestrian facilities
• Width of tree plots
• Median planting
• Street trees
Secondary Priorities Within Right•of-Way
- Width of travel lanes
• On-street parking
• Bike lanes
Traffic Management Features
• Roundabouts
• On-street parking
• Narrower lane widths
• Curb extensions at traditional intersections (bump-outs)
Parkway ~2-Lanai Typlcai Cross SQCtian
" Tree Pbt: ~~ Peth:
curb: 2 feet -~. `>~ 6 feet Min! 10 feet Min
CARMEL C,ONSOLfDATED COMPREHENSIVE PLAN I ~)
attractive and safe connection to 99th Street.
RESiDENTIAI PARKWAY 4-LANE
General Description
A Residential Parkway (4-lane} is designed to reflect
residential character and to efficiently convey residential
traffic to more maj or 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
Features
Yay:120 feet
(dumber of lanes: 4 lanes
lane iNidth: 11 feet
Aggregate Pavement Width: 48 feet
• Sidewalks and Paths: Required as per the Bicycle and
Pedestrian Facility Plan
• On-Street Parking: Optional on one or two sides; 8 feet each
• Street Trees: Required
• Buffer Planting: Required
Typical Cross Section
Within Right-of--Way
• Sensitive to context
• Width of travel lanes
• Pedestrian facilifies
• Median planting
• Street trees
Secoadary Priorities Within Right-of-Way
• Neighborhood character
• xsicycie lanes
• Width of tree plots
• On-street parking
Traffic Management Features
• Roundabouts
• On-street parking
• Defined turn lanes at intersections or roundabouts
• Narrower lane widths
• Curb extensions at traditional intersections (bump-outs)
w ~ ~~
~~ ~~~~a, ~'.~"`, .
,,~ ~ w
fir?.
Parkway ~4-Lana) 'i'~plcai Goss Section
124 f•VYay
Tree Pbt: Side Path:
Gxb: 2 feet ~.,.\ 6 14 feet Min.
1 ~i
.~.
;-i •~_-------~ 24 feet Max. ,, ~_ _. ; ;,
recreational and institutional uses as it traverses !<'ast Carmel from
north to south.
SFCONDIRRY PARKINlA~f
General Description
A Secondary Parkway is equivalent to a Secondary Arterial,
but is configured with a median and more aesthetic
characteristics. Secondary Parkways primarily connect
Collector Streets, Residential Parkways, Secondary
Parkways, and Secondary Arterials with Primary Parkways
Street Features
• Right-of-Way: 130 feet
• Maximum Number of Lanes: 4 lanes
• Minimum Lane Width: l2 feet
• Maximum Aggregate Pavement Width: 48 feet
• Curbs: Required
• Sidewalks and Paths: Required as per the Bicycle and
Pedestrian Facility Plan
• On-Street Parking: Not Permitted
• 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
• Pedestrian facilities
• Median planting
• Street trees
Secondary Priorities Within Right-of-Way
• Bicycle lanes
• Tree plot widths
Parkway 7~/Picai Cross Section
Traffic Management Features
• Roundabouts
• Defined turn lanes at intersections or roundabouts
• Acceleration and deceleration lanes
• Limited median interruption
CARMEL CONSOLIDATED COMPREHENSIVE PLAN 14!.
the character of this Secondary Parkway.
PRIMARY PARKWRiY
General Description
A Primary Parkway is equivalent to a Primary Arterial but is
configured 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
• Right-o(-Way: 140 feet
• Maximum fsumher of Lanes: 41anes
• Minimum Lane Width: 12 feet
• Maximum Aggregate Pavement Width: 48 feet
• Curbs: Required
• Sidewalts and Paths: Required as per the Bicycle and
Pedestrian Facility Plan
• On-Street Par{iing: Not Permitted
• 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
• Pedestrian facilities
• Median planting
• Street trees
Secondary Priorities Within Right-of•Way
• Bicycle lanes
• Tree plot widths
Traffic Management Features
• Roundabouts
• Defined turn lanes at intersections or roundabouts
• Acceleration and deceleration lanes
• Limited median interruption
• Grade separation at Highways
• Exit ramps at Highways and Interstates
e~i the east side of U.S, 3!.
General Description
An Urban Arterial is equivalent to a Secondary Arterial but is
configured to fit within a developed corridor. Urban Arterials
primarily connect Residential Streets, Collector Streets,
Urban Collectors, Residential Parkways, and Secondary
Arterials with Primary Parkways, PrimaryArterials 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
• Right-of=Nay: 90 feet
• Maximum Number of Lanes: 4 lanes
• Minimum Lane Width: 12 feet
• Maximum Pavement Width: 48 feet
• Curbs: Required
• Sidewalks and Paths: Required as per the Bicycle and
Pedestrian Facility Plan
• On-Street Parking: Optional on one or two sides; 8.5 feet each
• Street Trees: Required
• Buffer Plarrting: Tree grates
Typical Cross Section
See illustration below
Primary Priorities Withia Right•of--Way
• Width of travel lanes
• Sensitive to context
• Pedestrian facilities
uitBAn AiZTERIAL
Secondary Priorities Within Right•of•Way
• Street trees in grates
• On-street parking
• Bike lanes
1Firtariat Typical Cross Section
Traffic Management Features
• Roundabouts
• Defined turn lanes at intersections or roundabouts
• On-street parking
• Narrower lane widths
• Curb extensions at traditional intersections (bump-outs)
"`r~;
off &~F~zy ,j,` ~ ~ v t~~~t i~~
(, a'i
~ feet of ~i~t-t-0r way
;,~18 feet Min„y;,~_
7txt1 Lane
s fees
Side Path:1d feet Min.
CARMEL CONSOLIDATED COMPREHENSIVE PLAN I i7
Token Arts anti Design District from the south.
General Description
A Secondary Arterial is designed to carry heavy volumes of
traffic to major destinations in the City. Generally, Secondary
Arterials are focused on mitigating traffic in narrow rights-of-
way. Secondary Arterials primarily connect Collector Streets,
Residential Parkways, Secondary Parkways, and Secondary
Arterials with Primary Parkways, Primary Arterials and
Street Features
• Right-of-Way: 100 feet
• Maximum ~lumher of Lanes: 4 lanes
• Minimum Lane Width: l2 feet
• Maximum Aggregate Parement Width: 48 feet
• Curhs: Required
• Sidewalks and Paths: Required as per the Bicycle and
Pedestrian Facility Plan
• On-Street Parking: Not Permitted
• Street Trees: Required
• Buffer Plalning: Required
Typical Cross Section
See illustration below
Primary Priorities Within Right-of-Way
• Width of travel lanes
• Pedestrian facilities
Secondary Priorities Within Right-of-IfYay
• Sensitive to context
• Street trees
• Bicycle lanes
• Tree plot widths
R~tarlct t~tplcal Cs4ss Section
Traffic Managemettt Features
• Roundabouts
• Defined turn lanes at intersections or roundabouts
• Acceleration and deceleration lanes
• Grade separation at Highways
• Exit ramps at Highways and Interstates
nwtorists.
~: z feet
Tree Plot: $ feet M~,
Side Path: 10 test Min.
SECONDEIiZY Ai~TEItIAL
PRIMARY ARTERIAL
General Description
A Primary Arterial is designed to carry very heavy volumes
oftrafiic to major destinations in or out ofthe City.
Genemllg Primary Arterials are focused on mitigating heavy
trafficinnarrowrightsof--way. Primary Arterials primarily
connect Residential Parkways, Secondary Pazkways, and
Secondary Arterials with Primary Pazkways, Primary Arterials
and Highways.
Street Features
• Right•ot•Way:150 feet
• Maximum Alnmber of lanes: 4 lanes
• Minimum Lane Width: 12 feet
• Maximum Aggregate Pavemem Width: 48 feet
• Curbs: Required
• Sidewalks and Paths: Required as per the Bicycle and
Pedestrian Facility Plan
• On-Street Parking: Not Permitted
• Street Trees: Required
• Bolter Plaming: Required
Typical Cross Section
See illustration below
Primary Priorities Within Right-oi•Way
• Width oftravellanes
• Pedestrian facilities
Secondary Priorities Within Right•ef•Way
• Sensitive to context
• Street trees
• Bicycle lanes
• Tree plot widths
Primary ArtQrial Typical Cross SQCtion
Traffic Management Featnres
• Roundabouts
• Defined tom lanes at intersections or roundabouts
• Acceleration and deceleration lanes
• Grade separation at Highways
• Exit ramps at Highways and Interstates
A phoro was unayat(ahle at the ante of
puhlishing the first full draft to the C3 p'lan.
l.•tsert photo of iA6th Street in Drttft B.
rust of US. 31.
eutb; 2 teat
Tree Plok 8 feet ASn.
SWe PeM; ?0 teat Atln,
CARMEL CONSOLIDAi ED COMPREHENSIVE PLAN 0.l
THOROUGHFARE PLAN MAP
The Thoroughfare Plan Map (on the next page) applies a
street classification to each street in Carmel's planning
jurisdiction. The applied street classification represents what
the street will evolve to be over the course of 20 yeazs, not as
it currently exists.
The Thoroughfaze Plan Map also denotes where new streets
are necessary to fulfill the C3 Plan's goals to mitigate traffic
and improve quality of life. -These new streets should be
viewed as mandatory when land is being developed adjacent
to or inclusive of [he new street's proposed location.
M CITY OE CARMEL. INDIANA
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CAAAlEL CON30LID.9TED COJdPREHEN9IVfi pLAN ~ 66
BIGYtLE AND PEDE~IAN FACILI7°Y 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. As a result, bicycle and pedestrian facilities help
mitigate traffic 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.
The secondary purpose for bicycle and pedestrian facilities
is fitness training and general recreation. People desirous of
a healthy life-style tend to need facilities to safely walk, run,
skate blade, or cycle. The City of Carmel realizes not all
pedestrian facilities are designed for all types of fitness
activities (e.g. fitness cycling is not appropriate on sidewalks
or Side Paths). Therefore, multiple pedestrian facilities may
be necessary in the same right-of--way to accommodate
different fitness activities,
le and Pedestrian Facility Classifications and Descriptions
allowing bicycle and pedestrian facility classifications
,ed on the Bicycle and Pedestrian Facility Plan Map:
3. Urban Commercial Sidewalk .......:............ P~
4, Sitle Pafh .................................. >,.., ...... P9
5. On-Street bicycle Lane ............................ P9
&. Off-Street TraR .......................................... PS
Each of the bicycle and pedestrian facility classifications
listed above has a page dedicated to describing how it can
be used to convey bicycle and pedestrian traffic and how it
fits 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 classification:
General Description: This section gives the reader a brief
description of why the bicycle and pedestrian facility
classification has been established.
Bicycle and Pedestrian Facility Features: This section conveys
the primary design standards that make each bicycle and
pedestrian facility classification unique. The standards
include: right-of--way, minimum facility width, construction
material, joints, obstructions, and street separation.
Typical CrOS3 Section: This section references images of each
bicycle and pedestrian facility classification. The images are
intended to portray same 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.
Daai~a Priaritiaa: 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 political
constraints. This section communicates the primary and
secondary priorities for each bicycle and pedestrian facility
classification. 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 Dptieaa: This section describes bicycle and pedestrian
safety options to consider when installing or improving a
facility. The options listed are intended to identity the most
appropriate for the subject facility.
CARMEL CONSOLIDATED COMPREHENSIVF, PLAN I f7
Generati Description
A Residential Sidewalk is designed to accommodate the
following type of pedestrian activities in suburban
neighborhoods:
~~g
• pushing strollers
• children's recreation
Generally, Residential Sidewalks provide connectivity from
home to home and linkages to pedestrian facilities along
perimeter roads (e.g. Side Paths).
Facility Features
• Right-of-iYay: Fully within apublicright-of-way
• Minimum facility l~iidtb: 5 feet
• Conswction Material: Concrete
• Joints: Saw-cut preferred, tooled is permitted
• Obstructions: None allowed
• Street Separation: 6-foot tree plot is required
Typical Cross Section
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 Enhancemerrts
• Striped crosswalks
• Change in pavement material at corners
• Saw-cutjoints
Tree canopy trimmed to give at least 7 feet of clearance
Lighting
~=
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Care should he take
safe pedestrian wav.
.-.; }
ft I CITY OF CARM&L, INDIANA
iZESIDENTIAL SIDEWALK
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 pedestrian facilities
along perimeter roads (e.g. Side Paths) or Urban Commercial
Sidewalks.
Facility Features
• Right-oF-Way: Fully within a public right-of--way
• 1Ninimum 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
Typical Cross Section
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
CARMEI, CON50LIDAT ED COM PRBH ENS~VE PLAN I p
r..,..-..~., r............ .....................6............,.....
~1RBAN COMMERCIA4 SIDEWALK
neral Description
i Urban Commercial Sidewalk is designed to accommodate
following type of pedestrian activities in urban settings:
walking
sitting on benches
outdoor dining
pushing strollers
Urban Commercial Sidewalks provide connectivity
less to business and linkages to other pedestrian
long perimeter roads (e.g. Side Paths) or Urban
1 Sidewalks.
f-Way: Fully within apublicright-of--way
m Facility Width: l Q feet, l2 feet preferred
action (Material: Concrete, brick or hardscape pavers
Not applicable, but saw-cut is preferred for concrete
• Obstructions: Street lights, street signs, planters, trees, seating
may be located on the sidewalk as long as 5 feet of clear-way
is maintained in all sections
• Street Separation: Not required
Typical Cross Section
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 campy trimmed to give at least 7 feet of clearance
• Lighting
10I CITY OF CARMEL. INDIANA
part of the life-style center's design concept.
General Description
A Side Path is designed to accommodate the following type
of bicycle and pedestrian activities along collector, parkway
and arterial streets:
strollers
• slow to moderate speed cycling
• riding Segways
Generally, Side Paths provide connectivity from
neighborhood to neighborhood and linkages to community
amenities (e.g: Parks and NeighborhoodServke Nodes).
Facility Features
• Right-ol-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
• 06struetions: None allowed
• Street Separation: Minimum of 8 feet
Typical Cross Section
See images in right column.
Design t'darities
• Primary Priorities:
- Unobstructed
- Use slight curves to avoid obstructions
- Positive drainage away from Side Path
- 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 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.
• Lighting
CARMEL CON$OLIOATED COMPREHENSIVE PLAN I i1
SIDE PATH
a ResiJentia~ Parkway.
~N-STREET BICYCLE LANE
General Description
An On-Street Bicycle Lane is designed to accommodate the
following bicycle activities along existing roadways:
• commuting
• fitness cycling
• recreation cycling
Generally, On-Street Bicycle Lanes are intended to provide a
safer facility for fast-moving bicycle traffic.
Facility Features
• Right-of-iYay: Fully within apublicright-of--way
• Minimum Facility Width: 6 feet
• Construction Material: Asphalt
• Joints: Not applicable
• Obstructions: None allowed
• Street Separation: By painted strip
Cross Section
ages in right column.
• Primary Priorities:
- Lane definition
traffic signs
Lane
Secondary Priorities:
- Lighting
- Avoid steep slopes
- Avoid unnecessary curvature of alignment
Safety Enhancements
• Striped lanes 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
• Bicycle signals
East 116tk Street east of Keystone Avenue r
streets in Carmel tv have a designated bike
~ ~.
f2 I C!?Y OF CARMEL, 1NA1.4NA
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
• pushing strollers
• children recreation
• skating/blading
• slow to moderate speed cycling
• riding Segways
Generally, Off-Street Trails provide recreation and fitness
opportunities as well as a thoroughfare in natural settings.
Facility Features
• Right-ol•Way: Not in right-of--way, but within an easement,
floodplain or public park
• Minimum Facility Width: 16 feet total with a 12 foot wide trail
and 2 foot shoulder.
• Construction Material: Asphait, crushed limestone or other
suitable surface
• JaiMs: Not applicable
• Obstructions: None allowed
• Street Separation: Not applicable
Typical Cross Section
See images in right colunm.
Design Priorities
• Primary Priorities:
- Unobstructed
- Minimize disturbance to sensitive natural features
- Reflect natural character
- Use curves to avoid obstructions
- Positive drainage away from Off-Street Trail
Secondary Priorities:
- ADA compliance at intersections
- Avoid steep slopes
Safety Enhancements
• Striped crossings at street intersections
• Signs for 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
• Lighting at intersections
OFF-STREET TRAIL
in West Parlc
CARMEL CONSOLIDATED COMPREHENSIVE PLAN I Ki
and Indianapolls'trail svstems.
and cyclists access to this increasingly po/rular destination.
The Bicycle and Pedestrian Plan Map (on page 63) applies
the bicycle and pedestrian facility classifications throughout
Carmel's planning jurisdiction. The bicycle and pedestrian
facility classifications represent the future system, not what
exists today.
Dashed lines are used to denote where new bicycle and
pedestrian facilities are necessary to fulfill the C3 Plan's
goals to mitigate traffic and improve quality of life. 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.
~i I CITY OF CARMEL, INDIANA
BItT«E AND PEDESTRIAN PLAN MpP
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CARMEL CONSOLIDATED COMPREHENSIVE PLAN' 86
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
intracity 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 traffic
on arterial streets and highways. The accomplishment of a
regional commuter line and intracity 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
traffic congestion, but can reduce commute times to
downtown. Also, commuters can utilize their time in-transit
to read, make calls, or accomplish other productive tasks as
they do in other cities. Collectively, these benefits are
expected to make a commuter line an attractive option for
those who work in downtown Indianapolis but live in Carmel.
A secondary purpose for a commuter line and intracity
system is to provide accessibility to disabled persons, youth,
seniors, and others who cannot or do not wish to drive.
Transit Facilitp Classifications and Descriptions
The following transit classifications are used on the Transit
Plan Map:
?. Comrrruter Lina ......................................... pg 66
2. lntracity Transportation......> ...................... pg 67
Each of the transit facility classifications listed above has a
page dedicated to describing how it can be used to mitigate
traffic and how it fits into the fabric of the City. Further, the
following headings are used, as described below, to convey
the essence of each transit facility classification:
General Descriptive; This section gives the reader a brief
description of why the transit classification has been
established.
Deep hieritivs: This section conveys the primary design
standards that should apply to each type of transit to make it
successful..
CAHMEL CONSOL(UATED COMPREHENSIVE PLAN 117
rtanurv~nn
COMMUTER LINE
6eaeral 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.
Most likely, this system would be astreet-separated system.
An interim express bus system should be implemented to
mitigate traffic and to begin building 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 conducted to
choose a route. Extensive study should be conducted to
determine an exact route, station locations, scheduling,
ridership, cost, phasing, ties to other alternative
transportation, and type of automated "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".
• Stations in Cannel 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.
• Automated operation.
The Clarian People Mover was recently installed in Indianapolis to
better link hospital campuses to one another. This system
represents an automated and raised roil system.
q I CITY OE CARMEL, INDIANA
powered svstenr uses overhead power lines for enemy.
image to desrribe an at-grade automated rail svstem. The location
of the system is unknown.
General Description
A Intracity 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, Westfieldand/or
Fishers. Most likely, this system would be adriver-operated
,on-street system.
Currently the type of Intracity 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
• Intracity 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 office parks,
Merchants' Square, and strategic locations near higher
density residential developments.
• Convenience of schedule and efficiency in time.
• User-friendly and predictable.
• Driver operated.
This is a trolly bus
7i~aditiairaf buses, like this ane used in tlustin, Teras, provide a
lower arp front cost and have predictable maintenance and
vperatia: costs.
CARMEL C.pNSOLIDATED C6MPRENENStVE PLAN I p
INTRACITY TRANS~ORTRTION SYSTEM
recognize them and to fit better into the
used ir: Central Park in New York City
The Transit Facility Plan Map (on the following page)
conceptually demonstrates what a transit plan might look like
if applied throughout Carmel's planning jurisdiction. This
map does not represent any engineered plan or the result of
comprehensive study. It only depicts: (1) logical and
potential destinations for an intracity bus (or similar) system
and (2) a rough depiction of four optional routes for a
commuter line to be integrated into Carmel. Exact routes and
alignments will take extensive further study of the physical
conditions, logistics, costs, and potential ridership.
The Transit Facility Plan Map is mostly a placeholder for a
future map to be prepared through significant study. The
second purpose is to instigate conversation about potential
routes, stations and alignments; and to function as a
reminder to City leaders and staff, street engineers, and
developers to be sensitive to future transit needs.
It is the hope of this plan map to encourage new buildings to
be built with expectation of a future transit system. It is also
the hope that all street improvements along potential
commuter routes be done to help facilitate a line from Cannel
to downtown Indianapolis.
7d I CITY OF CARMEL, INDIANA
TRANSIT FACILITI' PLAN MAP
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CARM6L CONSOLIOAT6-COMPREHENSIVE PLAN ' 71
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,: •
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cRmcAt c0R9tinorts AMA waAREAs
irmtocacnon
Part S.• 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
refinement to transportation and growth management goals
and objectives.
The purpose of this Part is to emphasize that there are certain
aeeas and condors 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 condors and subareas aze included in
this Part:
1. Keystpne'Avenue ~orritlor.:::..:..- . :............. pg 76
2z U.S. 31 Corridor ...:........:.:.....::. '.,..,..:.,..•-'p9 78
3: 96th Street Comdor.:._.... . .:.., s... pg 80
4. City CenterlOld Town Subarea ' ..., ,. pg 82
5: Old•Meridian'Subarea..... ............. pg B4
6.. Home Place Subarea...:.: .. ..:......:.... pg 90-
Critical Corridor and Subarea Descriptions
Each of the critical condors 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 aze used, as described
below, to convey the essence of each critical corridor and
subarea. These descriptions aze intended to be conceptual.
Description: This section gives the reader a brief description
of the existing conditions, history, and reasons why the
condor or subarea is considered critically important.
Critical Area Boundaries: This section conveys where each
critical corridor or subarea is located within Cannel'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 influence 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 afull-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 Thoroughfaze Plan
Map information is integrated.
[n some critical corridor and subazea sections, a "Detailed"
Plan Map is included. The inclusion of such a map is
indication that those oritical condors or subareas have had
more extensive study' and planning.
]1 CITY Of URMEL. IN OIANA
CARMFI. CO NSO LIDA'1'ED COMPR F, VI@NSIVC PLAN 70
,~
KEYSTONE AVENUE CORRIDOR
Description
Keystone Avenue has been identified as a critical comdor
because it:
• Serves as major north/south arterial;
• Establishes a division between the urbanizing central part
of Carmel and stable residential neighborhoods; and
• Is buffered by long stretches of mature trees providing
aesthetic benefit.
The volume of traffic on Keystone Avenue has increased;
additionally, many intersecting streets have experienced
increasing volumes oftraffic. The addition oftraffic has
increased the time it takes to traverse the township. During
certain parts of the day, the corridor has backed-up traffic
and is noted by residents as being a transportation concern.
Critical Area Boundaries
The Keystone Avenue Corridor boundaries are depicted on
the Orientation Map on the following page.
Strategy
Cain Control of the Right•ot•Way: The City of Carmel will
continue its efforts to gain full control over Keystone
Avenue, reverting it to a City controlled street instead of a
State Road.
Install Grade•Separated Roundahouts: Once 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 configuration. This design will require much
less right-of--way acquisition, thereby minimizing disturbance
to adjacent properties. The result will be significant
reductions in traffic congestion, travel times, and vehicular
accidents.
Install Side Paths: There is anever-increasing demand for
bicycle and pedestrian facilities in Carmel. The Keystone
Avenue Corridor wil l provide a tremendous opportunity for
side paths to be added within the existing right-of--way. With
the Monon Trail functioning at capacity at times, the
Keystone Avenue Corridor would provide another north-
south route For pedestrians. With a connection between the
Monon Trail at the north (see Keystone Avenue Corridor
Plan) and south, a hil;hly desirable circuit would be created.
Require Connection helween Carmel Drire sad Atehawk Drire: As
areas between Carmel Drive and Mohawk Drive develop and
redevelop, the City v+ill require a strong street connection to
relieve use of Keystone Avenue. This requirement reflects
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 pedestrians to cross Keystone
Avenue.
• Protect residential neighborhoods on the east side of
Keystone Avenue from conflicting land use encroachment.
• Use Keystone Av<mue to soften the effects of commeroial
development for residential neighborhoods east of Keystone
Avenue.
• Add aesthetic character to grade-separated roundabouts
so they maintain a pleasant and context-sensitive corridor.
• Minimize and discourage unplanned expansion of
commercial uses inthe 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.
Assure Easgllles[ Connectivity: As a major arterial, Keystone
Avenue acts as a barrier for bicycle and pedestrian traffic.
The City will install grade-separated pedestrian crossings for
residents of east Carmel to key destinations in central Carmel.
Preserve and Install free 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.
70 CITY OP CARMEL, La 01ANA
CARMEL CONSOLIDATED COMPRENEAiSIVE PLAN 17T'
U.S. 31 CORRIDOR
Description
The U.S. 31 Comdorhas been identified as a critical corridor
because it:
• Serves as major regional nor[h/south arterial;
• Provides an abrupt transition between [he urbanizing central
part of Carmel and sensitive low density residential
neighborhoods and estates;
• Creates an undesirable barrier for east/wes[ vehicular 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 [o reduce traffic 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 sufficient access [o
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 Condor boundaries are depicted on the
Orientation Map on the following~page.
Strategy
Utilue Rtrmdahoet Interchanges: The Ciry of Camtet 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 lord, disturb less of the
built environment, and best matchthe character goals of the
City. Another expected advantage is efficiency of vehicular
traffic, reducing emissions and'fuef consumption.
Estend Ilflnois SUeei hem Spring Miff fload to 136th Street: As
U.S. 31 is upgraded, Illinois Street will be necessary to
provide north/south access to the employment condor on
the west side of U.S. 31. Illinois Street also establishes the
transition from intense office corridor to estate residential
areas to the west.
Maintain SUtmg EastlYVttst Coeoectirity: As a major arterial,
U.S. 31 acts as a barrierfor bicycle and pedestrian traffic.
When the highway is upgraded to freeway status, it may also
reduce easUwest connectivity for vehicles. The Gity will
work with the State of Indiana to establish six interchanges
and three overpasses for adequate vehicular, bicycle and
pedestrian access. Two additional bicycle andpedestrian
grade-separated crossings are necessary.
RBgldre 8-te 8-Stery Bttil~nga: Require all buildings between
Illinois Street and Pennsylvania Street to be 6 to 8 stories in
height. This office and medical condor provides essential
employment opportunity and porUays a positive community
character. Parking areas should be de-emphasized and
limited opportunity for business-serving and employee-
servingcommercial should be allowed (e.g. restaurants and
print shops).
Deaigo 6tddeCmes
• Protect and enhance the green corridor aesthetic created by
lazge lawns and consistent landscaping.
• Ensure safe means for bicyclists and pedestrians to cross
U.S.3l.
• Transition the scale and mass of structures between U.S. 3I
and Spring Mill Road to minimize impact to residential
development to the west.
• Require "corporate" style azchitecture and campus design
between Illinois Street and Pennsylvania Street. Ot7ice
buildings should be required to be 6 to 8 stories in height.
• Prohibit corporate"branding"architecture.
• Empby"green"architectureforall new buildings.
• Locate amenity nodes for convenience and enjoyment of
corridor employees and nearby residents.
]0 CITY OP CARM EL, INOIAN.4
31 Corridor Plan
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CAR.MEL CONSOLIDATED COMPREHENSIVE PLAN 171
96Th STREET CORRIDOR
Description
The 96th Street Corridor has been identified as a critical
corridor because it:
• Serves as a major easUwest 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
constmcted resulting in the current disrupted configuration
near Westfield Boulevard, As northern Marion County and
southern Hamilton County urbanized, 96th Street's
importance as a major easUwest corridor was rekindled.
Today, 96th Street continues to evolve into a major arterial,
especially east of Keystone Avenue. In the study azea of
the 96th Street Condor Plan, there aze three segments that
reflect commercial character and correspondingly cony
higher volumes oftraffic:
• Between Michigan Road and Shelboume Road;
• Between Spring Mill Road and College Avenue; and
• Between Westfield Boulevazd and Keystone Avenue.
There aze also two segments that maintain residential
character and carry lower volumes oftraffic:
• Between Shelboume Road and Spring Mill Road; and
• Between College Avenue and Westfield Boulevard:
Critical Area Boundaries
The Keystone Avenue Condor boundaries are depicted on
the Orientation Map on the following page.
Strategy
Encourage Redevelopment Along Michigan Road: The City of
Carmel should encourage [he redevelopment ofproperty on
the northeast comer of Michigan Road and 96th Sheet. 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 similaz
quality to the south, north and east where several "tired" and
under-utilized buildings aze located.
Buller Residential Areas from Commercial: As commercial areas
neaz Michigan Road evolve or are redeveloped, special
attention should be given to transitions or softening
potential negative effects to adjacent residential aeeas.
Enhance EastlWest Connectivity: Where 96th Sheet (Real Street)
connects with Westfield Boulevazd south of 1-465, the City of
Carmel should look for ways to improve connectivity to [he
new roundabout north of I-465 on Westfield Boulevard. The
best solution may be another roundabout at Real Street
(Marion Coaoty'sjurisdiction) at Westfield Boulevard to
allow formore fluid, uninterrupted vehicle flow.
Install Side Paths: There is an ever-increasing demand for
bicycle and pedestrian facilities in Cannel. The 96th Street
Corridor provides an opportunity for Side Paths to be added
between the Monon Trail and Keystone Avenue. With the
Monon Trail functioning at capacity at times, the 96th Street
Condor would provide (once Side Paths are installed on
Keystone Avenue) a highly desirable circuit.
Maintain Residemial Character: In the residential aeeas noted
on the 96th Street Corridor Plan, the City should maintain a 2-
laneconfiguration 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 configuration would result in
congestion during some periods, but would be manageable
up to the year 2020.
Connect Pennsylvania Partway to Westfield Boulevard: The City's
Thoroughfare Plan has indicated for years that a connection
between Pennsylvania Parkway and Westfield Boulevard,
north of 1-465 is necessary. The right-of--way for this street
extension exists in some locations. This linkage would likely
help relieve traffic on 96th Street between College Avenue
and Westfield Boulevard.
Design Guidelines
• Protect and enhance residential character in the street
sections between Shelboume Road and Spring Mill Road,
and between College Avenue and Westfield Boulevard.
• Add Side Paths, especially along the north side of96th Street.
• Sensitively transition between commercial and residential
uses with vegetation, distance, screening and buffering land
uses.
OO CITY OF CARMEL. INDIANA
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CARMEL CONSOLIDATED COMPREHENSIVE PLAN I e7
CITY CEMTEWOLD TOWN SUBAREA
Description
The City Center and Old Town nodes have been identified as
a critical subarea because they:
• Collectively funcfion 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 Cannel's is no exception.
Historically, the downtown functioned as the primary
location for commerce and pedestrian activity. Overtime,
commercial development on the outskirts deviated 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, pedestrian amenities, vitality anchors
and connectivity will all be essential to its success. The City
recognizes that any modem downtown must accommodate
vehicles and will strive to include parking areas indiscrete
locations.
Critical Area Boundaries
The City Center and Old Town boundaries are depicted on
the Orientation Map on the following page.
Strategy
Form-Bored Ragnlatory grdiaaaee: The City of Carmel will draft
andadopt aform-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 detail plan for the
entire subarea.
The form-based code will replace the traditional zoning
ordinance, and will not regulate land use.
Creete a Penem Boot: Catmel will establish a "pattem" 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 compliatwe with the pattern book to ensure
buildjngsfit the character goals for the district.
Enhmea Comettirity: 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 disMct
continues to be redeveloped and additional vehicular arui
pedesiriantmffic is realized, the need for additional
connectivity will grow significantly. For this reason, the City
will seek opportunities to expand the grid or to make new
connections, especially with local streets.
The map on the opposite page demonstrates several
potential linkages the City will strive to install.
Asmre a Pedestrian-Fdottdly Eaviromreot: Downtowns should
be places where people feel comfortable and have a desire to
be. Beyond the obvious need for pedestrian amenities like
benches, interesting paving material, safe street crossings,
and pedestrian-scale street lights, there are many other
factors that make a person interested in being downtown.
The most notable are the need for pedestrian interaction and
street vitality.
Restaurants with outdoor seating, retail storefronts with
large windows, pocket parks or plazas, and other pedestrian-
orienteddestinations are allessential. Ground floor offices,
some servicebusinesses; and surface parking along the
street edge oftendisiracf fromthe pedestrian environment
and wi{hbe discouraged.
Sigaatare BuBdiuga: 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
estabtish 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 signature building sites.
Design 6tddegaes
• Establish a "pattern" book to set the character goals for the
district.
• Ensure safe environment for 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 Floor elevations to have large windows for
inside/outside interaction.
• Require dedication ofrightof--way for the expansion ofthe
grid system of local streets.
• Encourage upper story residential or employment uses to
support pedestrian vitality at the street level.
83 CITY OF CARM EL. INDIANA
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Canter and Old Town Subarea Plan
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CARMBL GONSOLIDA'fED COMPREHENSIVE PLAN 113
OLD MERIDIAN SUBAREA
Description
The Old Meridian Subazea has been identified 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 significant portion of the land left undeveloped or
underdeveloped;
• Is made upofafewpermanentuses(e.g.St.Vincent'sCarmel
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 Cannel 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 already has funding for improving Old Meridian
Street, and is in the process of upgading it to four lanes with
roundabouts at critical locations. The street improvement
plan includes a new landscaped median, curbs and
sidewalks.
Critical Area Boundaries
The Old Meridian Subazea boundaries are depicted on the
Orientafion Map on page 86.
Strategy
Old Meridian Street Boulevard: The City of Carmel will rebuild
and re-configure Old Meridian Street into a boulevazd with
roundabouts at Pennsylvania Street, Grand Boulevard (to be
built) and Main Street. This project will set [he character for
[he district, enhance pedestrian access, and mitigate traffic.
Grand Boulevard and other Radial Boulevards: The City will build
Grand Boulevard and other secondary boulevards in [he
locations depicted on the Old Meridian Subarea Plan. These
radial boulevards will offerpark-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 Networ4: As development occurs, secondary
streets will need to be installed as depicted on the Old
Meridian Subazea Plan. These streets aze intended to
provide additional connectivity instead of dead-end
driveways serving a single development. They also provide
an opportunity for buildings to face public sheets with
parking in the reaz of the property.
Townhouse and MuNitamily Uses: The Old Meridian Subarea Plan
envisions upscale and more moderate units within
townhouses and multifamily developments. These
residential developments are intended to be located along
the new boulevazds and generally be owner occupied.
ONice Development: Outside the central retail and residential
azeas, new office development is anticipated on the north
and south ends of the subarea. This office development is
intended to be 2 to 5 stories, mostly fronting on Old Meridian
Street.
Mixed Use ~Ilage: The Old Meridian Village is intended [o be a
concentrated mixed-use development with upperfloor
residential units. The Village will be a walkable place to shop,
and will offer cafes and entertainment for residents and
employees ofnearby developments. Establishing a critical
mass of retail uses is essential.
Bistict Character: The City of Carmel will encourage an urban
character similarto anold-fashioned village or Main Street.
Buildings will primarily be designed to front on boulevards or
secondary streets with vehicles de-emphasized by requiring
pazkinginthereazofpropeRies. Ground floor elevations will
generally be franspazent glass, and buildings will have
distinct elevations with cornice lines with three-dimensional
details.
6f CITY Or CARMEL. INDIANA
~ r
Single-Fatuity Attached Design Guidelines
• Residential units should provide a minimum of one parking
space off-street.
• 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.
• Developments exceeding 10 units should provide 15% of
the land area as passive 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'/z 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
hP allnwPrl in the frnnt varrl
suhdistrict.
MultiffamityAttachedbesign Guidelines
• All units should provide a minimum of one parking space
off-street.
• 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 passive open space, landscaped for
enjoyment by the residents.
• Buildings facing public streets should have abuild-to
requirement, with facades being varied between 4 and 9 feet
from theright-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, exeeptparking 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.
• Courtyards may be fenced with wrought iron or metal fences
that are no more than 5 feet tall.
• Freestanding signs should be prohibited. All identification,
directional, or informational signs should be small and
located on the building or integrated onto a fence.
CARMEL CONSOLIUATEU COMPREHENSIVE PLAN ~ ii
on-street parkiirg to accommodate visitors.
4 ~ a
Mixed Use Village Design Guidelines
• All ground floors should be retail, restaurant, or entertainment
uses except for lobby or transitional areas to upper-floor
residential units.
• Upper floors maybe 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 and
shared parking will be considered; excluding on-street
parking.
• All buildings should face the public street and at least one
main entrance to each ground floor 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 of25 feet tall and a maximum
of 55 feet tall, except parking garages which should not
exceed 35 feet in height.
• Ground floor 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 flat or slightly sloped.
• Ground floor tenants should be allowed 1 '/z square feet of
sign area per lineal foot of building frontage with a maximum
of 32 square feet of sign area.
• Building signs should fit 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 or
flat-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
Retractable fabric awnings maybe 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.
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Buildings at. prominent toeations snatl have strong architectural
quality and frame the intersection.
~ I CITY OE CARMEL, INDtANA
to accommodate street trees and pedestrian flow.
;. ~ ,
Village Office Design Guidelines
• Primary uses should be office related.
• A small percentage of floor area maybe 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 floor use should be on the
street side of the building.
• Curb cuts or parking lots should not be allowed on Old
Meridian Street.
• All buildings should face the public street and at least one
main entrance to each ground floor use should be on the
street side of the building.
• Buildings should be at least two stories, but no more than 5
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 abuild-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.
;~ x
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 portrays an important profile.
• 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 35 feet in height, but no more
than 55 feet tall.
• Buildings should be constructed of substantial materials
consistent with an important and iconic structure.
• Substantial and attractive landscaping should be installed
in the setback facing the roundabout.
p (CITY OF CARMEL. 1NDlANA
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CARMEL CONSOLIDATED COMhREHENSfVE PLAN I p'
~ ~ 1
HOME PLACE S(1BAREA
Description
Home Place has been identified as a critical subazea 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-
timeresidents, desire to maintain Home Place's autonomy
and identity.
Over recent years, Home Place has been under increasing
redevelopment pressure. Sitesalong 1-465 have been
purchased and redeveloped into office uses and other sites
like the Sunrise Golf Club are under increasing pressure to
redevelop.
The Home Place Subazea 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.
Critical Area Boundaries
The Home Place boundaries are depicted on the Orientation
Map on the following page.
Strategy
Cotmeaion Getweeo Peaasyhraaia Parkwer and S6t6 Street: The
City of Cannel will work to connect Pennsylvania Parkway to
the new roundabout at 96th Street and Westfield$oulevazd.
This connection has been noted in the City's Thoroughfare
Plan Map for a number of years and is considered an
essential connection, especially as U.S. 31 is upgraded to a
freeway configuration.
A grade separated crossing with the Monon Trail will be
necessary. Multi-use paths will also be essential along the
new street to provide access to the Monon Trail and other
destinations.
Promote a DeighSmdoodderriag Commetdel District: At the core
of Home Place (College Avenue and I06th Street) is a
commercial district that historically has beenhome to a
grocery store, gas stations, offices, institutional uses and
miscellaneous retail uses. The current uses are less
functioning as neighborhood-serving commercial and are no[
a pedestrian-friendly as it once was. TheCityofCarmelwill
work to encourage more mixed-use development that
provides a more pedestrian-friendly environment and that
provides goods and services to the residential community
within walking distance.
b CITY OF CARMEL. INDIANA
Soften Traoaitioas: As the U.S. 31 and 1-465 develops with
higher intensity uses, the Home Place residential community
should be buffered through the use of transitional office
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 and lighting should be
designed to not trespass into residential areas
Destgo Grlidermes
• Establish regulations to assure smooth transitions between
high intensity office aeeas and residential areas.
• Ensure development and redevelopment of the Home Place
core is comfortable and safe for pedestrians.
• Require buildings in the core to be built to the front property
line, have ground floor retail or office uses, and have large
windows at ground level.
• Encourage upper story residential or employment uses in
the mixed-use ewe to support pedestrian vitality at the street
-evel.
• Protect the lake and woodlot west of the Monon Trail and
north of 1-463 and encourage the use of the land as a park.
• InstalFgrede-separated crossings where the Monon Trail
intersects with major roadways.
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