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Old Meridian Task Force Report I I I I I I I I I I I I I I I I I I I 6 s." ~. I I C:AitAi~l.. oit~~t / 11 I I INSTITUTIONAL OFFICE / II1IXED USE . RETAIL VILLAGE D EXISTING BUILDING RESIDENTIAL OLD MERIDIAN TASK FORCE REPORT I I I I I I I I I I I I I I I I I I I 7 PLAN FEATURES Old Meridian Boulevard is the central focus of the new plan. On the north and south, one enters the district through two landscaped roundabouts. New retail activity is concentrated in a few blocks north of Carmel Drive. This location means that it can be close to the Meijer's, which acts like an anchor store for the retail district. The location is also central to the new housing and office develop- ment that is planned, and it is easily accessible to 31 Corridor office use'rs. Old Meridian Boulevard offers high visibility for the new Village district, but not so much traffic that congestion overwhelms the pedestrian activity. The street character changes as you move along it, to emphasize the changes in land use from office to intense retail or mixed use. The second major feature of the plan is the creation of new radial boulevards that connect through the site. The Grand Boulevard is the widest, offering a park-like median that will support walking and biking trails. It curves from Main Street south, through the Village area and connecting to the school and Guilford Avenue. It will provide cross circulation as well as offering a high quality setting for new development. Other, smaller boulevards also connect across the study area, providing the multiple access points that are important in supporting pedestrian traffic and low volume street traffic. Street networks offer continuity in the district and so the plan calls for all new streets to be publicly dedicated and connected through, rather than serving a single development project. New buildings in the district, whether they are residential, office, or commercial, are planned so that they face a public street, rather than a parking lot. This encourages all buildings to relate to each other along the street and it helps pedestrian access. Along the new boulevards the plan provides for multifamily and townhouse residential areas. These are envisioned as both upscale and more moderate units, many of which will be offered for sale. Outside of the central retail and residential areas, new office development is anticipated on the north and south-areas of the site. These projects will be smaller office buildings, mostly fronting on Old Meridian Boulevard or near the hospital. The character of the district will be more urban than suburban. Architecturally, an eclectic mix is expected, but most buildings will be multi-story brick buildings with a level of architectural detail appropriate for a pedestrian-oriented district. Single story, single use buildings will be discouraged. IMPLEMENTATION The remainder of this report is a more detailed description of the plan, including an outline of the development guidelines proposed in the zones and a description of the infrastructure. This plan is the product of several months' discussion with Task Force members and many observers who took part in the public meetings. Already, a significant mixed-use development project has been voluntarily de- signed to conform with this plan. The Old Meridian Task Force strongly believes that this plan is key to providing a better quality of life in this part of Carmel, while at the same time it ensures a higher value for the property in the long run. The Task Force recommends: 1. This plan should be presented to the Planning Commission for adoption as a Comprehensive Plan amendment. 2. More specific development and use guidelines should be incorporated into a new zoning legislation that supports this plan. 3. The City of Carmel should begin steps to acquire right-of-way for the boule- vards, as an important indication of commitment to the plan. 4. The city should coordinate the engineering of Old Meridian Street improve- ments with the plan. OLD MERIDIAN TASK FORCE REPORT I I I I I I I I I I I I I I I I I I I MULTI-FAMILY RESIDENTIAL The multi-family zone will allow a broad variety of apartment and condominium buildings. The market for these units will be empty- nesters as well as young people and singles working in the area. Small families will also find the units more affordable than a typical Carmel single family home. Many people will be attracted to the convenience of this housing to the Old Meridian Village and nearby schools and employment. The primary use of the land will be multi-family housing units, whose tenancy may be owner-occupied or rental. A small percent may be used for commercial or public purposes that serve the residents of the building, such as a convenience store or bank ATM. Other uses for the exclusive use of the apartment or condominium project such as management office, recreation club and laundry are also allowed. Units will have a minimum of one parking space per unit on site, which will not include on-street parking on public streets. On-site parking lots or structured parking may not be adjacent to a public street unless screened from view with landscaping and/or fence. A large majority of the buildings in a multi-family project must face a public street. On public streets, most of the building front should align with a set-to line that is a few feet from the public street. Courtyards that open to the street are also acceptable. To preserve the character of the street, no parking or curb cuts are allowed in the front setback of any building. For all buildings that face a public street, there must be at least one entrance on the front of the build- ing. All units must be accessible from both the fronts of the building and the rear parking areas. Front setbacks and courtyards shall be finished with sidewalks and extensive landscaping In most projects, the developers will be required to provide a percentage of the land developed in opep. space or recreation space. Open space must be landscaped for passive use or active enjoyment. All streets built by developers must accommodate on-street parking and sidewalks in accordance with the Old Meridian street plan and be built to City of Carmel public street standards. Buildings must be at least two stories tall and a maximum of five stories tall, except structured parking garages, which will have a lower height restriction. Any wall of any building facing a public street must be substantially brick and trimmed in brick, wood, stone or pre-cast concrete. No freestanding signs may be visible from a public street. Small signs must be attached to a building or a fence. 12 S C H E E R & APARTMENT BUILDINGS MUST FACE A PUBLIC STREET WITH A SIDEWALK. ON- STREET PARKING PROVIDES SPACE FOR VISITORS. PLAN FOR THE PROVIDENT PROJECT, AN APARTMENT DEVELOPMENT RECENTLY APPROVED IN THE OLD MERIDIAN DISTRICT. BUILDINGS FACE THE STREET OR FRONT ON A LANDSCAPED POND. THE BUILDING DESIGN SHOULD EMPHASIZE AN URBAN CHARACTER, RATHER THAN SUBURBAN OR RUSTIC. DRAWING SHOWS DESIGN OF THE PROVIDENCE PROJECT BY BUCKINGHAM COMPANY. SCHEER, N C . I I I I I I I I I I I I I I I I I I I 16 OFFICE A significant area of the plan is devoted to new office development. In contrast to 31 Corridor office developments, these projects will generally be smaller in size and have more relationship to the public street and to each other, with less re- quirements for open space. The idea is to encourage pedestrian activity by making it easy to walk from one building to another along a public street and to encourage a planned ensemble rather than isolated and unrelated structures which might otherwise be built. The primary use of buildings in this area will be for office, including general office, medical office, retail banking, real estate and insurance offices. A small percentage of the gross area of a single building may be designated for retail space, especially for services and restaurants that serve the tenants of the building. Drive- through facilities are allowed if located in the rear of the site (away from the street). No curb cuts are allowed on Old Meridian. Parking must be located in the rear or side of buildings. On-site parking lots or structured parking may not be adjacent to a public street unless screened from view with landscaping. No parking is allowed in the front setback. Some parking may be provided in shared or remote lots. New streets built to service office development must allow for on street parking and sidewalks. Such streets will be built to City of Carmel standards and will be dedicated to the City. All buildings must face a public street and will have a small landscaped setback. Building entrances must face the public street. Lobbies must serve both the parking area and the public street. Loading and trash areas may not be visible from the public street. Office buildings in this area should be developed to serve one or several small tenants. Buildings will vary between 15,000 and 8,000 square feet in footprint area. Buildings must be a minimum of two stories tall and a maximum of five stories tall. Buildings must be faced in brick, trimmed in metal, stone, precast concrete, wood, or stucco. Large expanses of glass are allowed, but the building may not be constructed entirely of a metal and glass curtain wall. Concrete block is not allowed on the exterior. Extensive landscaping must be provided in the front setback. Buildings may have a single freestanding monument sign in the front setback. It must be landscaped at the base of the sign. An additional sign may be attached to the building. Small signs directing patrons to parking or a drive-through are also allowed. NEW OFFICE BUILDINGS ALONG OLD MERIDIAN BOULEVARD, JUST TO THE SOUTH OF THE RETAIL VILLAGE. r ~J r----l S C H E E R & S C H E E R N C . I I I' I I I I I I I I I I I I I I 1959 I I 18 HISTORICAL DEVELOPMENT 1959 Leading directly from central Indianapolis, Meridian Street was probably a "true" meridian, on the public land survey. Near the site, it took a sudden diagonal to the northeast, in the direction of Kokomo just as today. In 1959 the area was only semi-rural, with houses lining "Main Street" and a thick settlement of farms on Meridian itself. The beginning of a subdivision and three houses were found there. 1967 Over a period of eight years, the only significant additions were the school and the completion of two small subdivisions. A furniture store is located near the crossroad of Pennsylvania and Meridian. 1980 The U.S.-31 Bypass was built, and a small shopping center on Main Street, along with a few commercial buildings near the intersection. An apartment project was located south of the school, and another one north of the housing subdivision. The building that houses the church is now there. 1988 Most conspicuous was the addition of the subdivisions north of 31, the completion of the subdivision west of Guilford Road, the first hospital building, and the senior center. 1999 Carmel Drive was added, connecting to the town center and providing many more development opportunities, and a new intersection on the 31 highway. Two more apartment complexes were built, the hospital expanded, and the industrial park opened with three large buildings. More, unconnected retail business appeared in the area, while the Meijer's signals a shift to larger stores/shopping on the south, so that Carmel Drive displaced retail from Main Street. i ~~~. J :, -~~~~~"~_l~~~;:~_~:1<Jt ~ ~i () ff~;;c'~~l'..}(l~<H -+~r~~,",::):t::';-" "::I~~1J~ ,:/.", f [[~~~~ /f I _~~ _~ r";{I~f:~#~~i ;,' ~-I!II" I~~ll II 1- .., . .~ I . If _k~=_ ; i .~.... f ;/ . jr~.. 1980 i;.'_:~;,: :'I~t:~'~~~~~~~~ ~ it.: ..; i-1'll~:~/:' ), · ~,(, _, -/~;,.;.... ... ..l~-" ,. .,., :,,' f ''''It,'''' , ..' ,"', ~'~ - # I~'; ~~<..-._: . I . __.... : :: ~~/J#" ~:::;~4f:;- c~~~~~" .I."~"" r ,. ..,~",~~ , 'r-"" ,..1t:<<.( j ,: ~\ I.., I.: '" r '-,-,-,-,~T,'~" J =-/;!~~ __ ~,"'t~~l~-~.---~" =L_~=~L~o = ~--- -'[ - .. .. -, ....." · -' Co ~~';' -11 - ... .. -''/'//~ ~ ..-. ~-WL . ", ' 1~/-, ~~ -t. , ';/ . r .II [{f~~~~~~~: I' if'. . I II IIJJll..~~'!~~ "t\11 /' =~=~=- '..~I~fu;J, ;; a ... ......... ~ I" i/ ~'-"""~<---- 0 ; f ,.-~I I,' I i~ I.. i ~ :~~! / Jc~!___ t : .~-....If ~/j . I . :/r~ 1988 OLD MERIDIAN TASK FORCE REPORT I I I I I I I I I I I I I I I I I I I OPPORTUNITY This is a map of the relative difficulty of redeveloping a parcel. It is an estimation of the investment in the site, the size of parcels, the age of the buildings, ownership patterns, and relative demand. The lightest parcels represent the vacant properties or ones which are occupied, but may be particularly attractive for redevelopment because of their location, size and underutilization. Properties with isolated retail or industrial uses are also vulnerable to change because the investment in them is small relative to their potential value. The darkest parcels represent properties that can be considered stable - because there is a large ensemble of buildings which reinforce each other (the apartment projects, the industrial park, the housing subdivi- sions) or because they are institutional uses generally resistant to market forces (the school, the hospital, the senior center). The middle range are properties that might be redeveloped in the long term. Most buildings are currently in good shape or are even new, but they are largely single-story buildings representing a 10 to 15 year life, often in an excellent location for higher density uses. Some of these current buildings or uses might be successfully adapted to a new plan. LAND OWNERSHIP This map represents current major property ownership or options. The hospital controls the northern quarter of the area, and the school has a sizable chunk, including a wooded site. Buckingham has acquired a significant wooded site for residential development. Kirk owns a key site at the intersection of Pennsylvania and Meridian. Duke is already building out a shopping center on the 3 1 corridor, and Conseco plans to expand north of its current location. Most of the other properties could be considered small and non-aggregated. Property ownership is a critical issue, - small separate parcels make large actions difficult, but large parcels with a single owner and specific plans can dramatically effect the plan. So, the strategy is to work with the large property owners, and to look to possible or likely assemblies for the remaining parcels considered "most likely to be developed". No matter what the plan, it must be developed under market forces, with marketable agendas, and "marketable" is a different story for a church, a retail complex, or a hospital. 19 \tJ7 .l ; '<''-6=;;; 7~~ I!:- :l1:t.l-'Zl':'J, ~ . ~ ,3:~7 k\ R~ ~5/ ~~ :J. />' ~ ~~ ~ / ~ ~Sf~ ~ c--"lnT F'w ~ ~ 0 \ Irq r- IIIII11 -~?;;~~__ [', l ~~~~ S1~e~m_ ~.:x f ~>- ~?:? ~- ~ M~ II , I I -j17f ~kH , ~L ~. r,ll- -- [] 0- ~- ~ \ =- ~\ ~qJ - - ]- ~ f;9r f ~~ .-<. -- _._- ,~:;;;;'",,,,,,- .;c.,.'......)i".., I~~~ ~)~ [ [J Ill~i /.',' "<<c ..,'>. 1\ IlIlr ~cr -'W ~ OPPORTUNITY ,{!'~~'_ ~~ fl:~ r;:h~Y~ jrf~lg/'--j~ ;~; - ~ i:: "'rtn\\- ~~:f!~~;/ ~ ~~ I i': il -~ ~ IIII g I I -1 r T r ~~ ~1jl .: :4 HI :~~I. lI~~~q 1~ ~~O~.'..." ~1?/ ~--'-4~ c:~ ~~~'~f-~~1l~ ./ ~~~~ i, r~{,;\ - :::--- f~? E ~~~ ~Q2~ ~::~// h = - n -r~IJ __ f/ l r-. I I.;,. Lilli I III" E I r/ ..ill II I I I I flr- J 0 J --~D cot a ~ o ~ ~ p.= J 1 - -- ~ ~ -~; Jf'-'J i1 {11J ;;,,;j .I o .~~ t)~~ [ HH:B [] HHB -- lilt =~, /- J 11/ Dr ~ OWNERSHIP OLD MERIDIAN TASK FORCE REPORT I I I I I I I I I I I I I I I I I I I 21 DENSITy/SCALE This is a map of the figure-ground of the current area, and an area- in Cincin- nati (Ludlow Street in Clifton) which is similar in scale (although not character) to the retail and housing in the Broad Ripple area of Indianapolis. This retail area contains a movie theater, grocery store, drug store, 22 small shops, about 12 restaurants and at least 14 large apartment buildings. It does not seem crowded, but it is very intense, and at any time of day, lively, safe, and pleasant. The two points of this map are 1) areas like this are very compressed, so that they are easy to walk and activities are concentrated. 2) to maintain this intensity, very little of the study area can be built with this type of retail: it is not possible to string this out so that every property owner will get a piece of it. Together, decisions have to be made regarding which portions of Old Meridian or Main Street will be dense mixed use or retail, and which will be something else that is supportive and compatible to that use. /<"(' ;;~\,' \\\ \ ... \~ .. () j) '. ~:~~:;~:/ ) ~ . ...........~ ~c ; I /~'/ =-~===][~~{ J " / / ..... = ,--,--~- , ii' l -/'. - /f/a C 1/ . r---l==~r-=~='I~i)~~~~l~~: \\ '>~\f- )1 81.' J .. /) r '. ,~:: I ~ , OLD MERIDIAN TASK FORCE REPORT