96Th Street and Westfield Blvd

96th Street and Westﬁeld Blvd. Neighborhood Concept Plan

The City of Carmel, Indiana

Client: The City of Carmel, Indiana Department of Community Services

Project Consultant: EDEN Land & Design, Inc. Indianapolis, Indiana

March 2006 2 96th Street and Westﬁeld: Neighborhood Concept Plan 96th Street and Westﬁeld Blvd. Neighborhood Concept Plan

Westfield The City of Carmel, Indiana

CLIENT: The City of Carmel, Indiana C A R M E L Department of Community Services Fishers Zionsville

U.S. 31 Michael Hollibaugh, RLA, AICP U.S. 431 Interstate 465 Director

Interstate 69 Adrienne Keeling, AICP Indianapolis Project Manager

City Hall One Civic Square Carmel, Indiana TABLE OF CONTENTS 317 527 2417 www.carmel.in.gov 5 Project Background and Goals PROJECT CONSULTANT: 7 Carmel Regional Planning Scale EDEN Land & Design, Inc. Indianapolis, Indiana

11 Carmel’s Central Core Planning Scale Adam Thies, AICP, President 4135 Bowman Avenue 23 The Neighborhood Planning Scale Indianapolis, Indiana 46227 www.edenlanddesign.com 27 APPENDIX Illustration Assistance: -- Artist’s Renderings Humane Design -- Open Space System Fishers, Indiana -- Aﬀected Parcels Diagram Jeremy Fretts, President www.humanedesign.com

March 2006 GENERAL STUDY AREA

4 96th Street and Westﬁeld: Neighborhood Concept Plan PROJECT BACKGROUND & GOALS

SUMMARY & MISSION KEY POINTS and July 12th, 2005). The planning ideas were open for comment and suggestion from this group. The intersection of 96th Street and Westfield Blvd. is very • This is not a re-zoning of the neighborhood. Rather, • Feeling that the planning ideas and concepts presented significant in both the City of Carmel and the City of as the private market acquires property and seeks to were a good starting point, a community meeting Indianapolis. Forty years ago this area was just beginning change the zoning, this plan would provide guidance on August 15th was held for community input and to see development and was at the fringe of the Indianapolis to the planning commission on how to review the feedback. metropolitan area. Today, this area is in the heart of Carmel requested change in a larger context. • After hearing significant feedback on planning ideas and is facing pressure from the private redevelopment and concepts, an additional meeting was planned market, which desires the land for new land uses. • The Department of Community Services sees the for the community on August 29th, 2005. A large planning process as a way to guide private development community meeting was held on that date and time The Department of Community Services, as the land use efforts, while coordinating land use and infrastructure allowed for discussion and comment on a series of planning organization of the City of Carmel and Clay in a comprehensive manner. The City of Carmel has conceptual recommendations. Township, sees the development pressures this planning no intentions of taking anyone’s property through use • A small “steering committee” group, consisting of local area is facing. Rather than being reactive to piece-by- of Eminent Domain to implement this plan. residents, was created to discuss and work with the piece development, the department instituted this land use Department of Community Services from September planning process, which seeks to have in place a conceptual • Because of the development pressure, this 2005 to January 2006. neighborhood land use plan for the future to guide neighborhood is changing. This plan seeks to balance • The planning team re-evaluated/re-designed development and infrastructure, should it occur through many competing interests with a respect of the past recommendations based on community and steering the private market of redevelopment in the area. and an understanding of future opportunities for committee feedback. quality, value-adding private market redevelopment • Continual refinements were made as presentations This neighborhood land use concept plan, for the area along with coordinated infrastructure including were given to the Steering Committee, who responded bounded by Keystone Avenue to the east, 99th Street to pedestrian, bike, auto, and vegetation systems. with various comments throughout, both positive and the North, the Monon Trail to the west and Interstate 465 negative of various issues and concepts. to the south in Carmel/Indianapolis, brought together • The Department sees this as a 10 year plan for the • The planning ideas and concepts included in this various local stakeholders to discuss, understand, and future and plans to revisit it as new development document were then re-presented to the Neighborhood design a series of conceptual neighborhood land uses to and infrastructure issues arise over the course of that Community in a meeting on February 15th, 2006 at act as a guide for possible redevelopment in this area by timeframe. Hope Church. the private sector. The goal of this effort is to produce land use concepts that promote a pedestrian oriented PROCESS OUTCOMES environment, coordinate with best practice trends in urban planning, and balance the goals of conservation, growth and • This project was initiated over the course of time as a • This plan seeks to put in place a conceptual understanding of larger, city-wide infrastructure needs. response to various “piecemeal” development proposals neighborhood plan which balances the needs of in this area, which have been brought before the Plan existing residents with re-development pressure from Commission and Board of Zoning Appeals. the private market. In doing so, it acts as an advisory • Beginning in May 2005, a Land-Use Planning document to the City of Carmel planning staff and Consultant was hired to draft a series of commissions for reviewing future development recommendations for review by a group of proposals and activities, as well as providing a basis neighborhood residents, developers, and city staff. for a future infrastructure plan for pedestrians, bikes, • Two presentations were given to this group (June 6th vehicles, and transit.

Project Background and Goals 5 �� City of Carmel, Indiana Department of Community Services �� SCALES OF PLANNING

• Part of the “Study Area” is Marion Carmel Regional County/Indianapolis and not under the planning jurisdiction of the City of Carmel. • The City of Carmel controls 96th Street and therefore approves curb cuts along both the north and south sides of the street right of way.

• The area between Keystone Ave. & Meridian Street is a rapidly Carmel Central Core changing district in Carmel • Systems such as transportation and commercial use must function together in this core area.

• Central Core “systems” are prompting new planning Neighborhood (Transportation, etc.) • Real estate land desirability is prompting new planning • Best practices in urban planning of neighborhoods are prompting new planning.

6 96th Street and Westﬁeld: Neighborhood Concept Plan Scale #1 CARMEL REGIONAL

Land uses work together or against each other even if they are located in different political jurisdictions. In the case of this study, the area south of 96th Street is under the jurisdiction of Marion County and the City of Indianapolis. However, what happens south of 96th Street has a large effect on the land uses north of the street. Therefore, this planning effort sought to recognize this issue by reviewing the current Marion County/Indianapolis Comprehensive Plan and then suggesting general land use opportunities, which would coordinate with the concepts being proposed north of the street. Understanding that this area is not the jurisdiction of the City of Carmel, these recommendations are basic and serve as a starting point for a strong and improving planning relationship between the two communities.

SCALES OF PLANNING: Carmel Regional 7 CARMEL REGIONAL: Issues

CURRENT STATUS • This area is currently a mix of land uses. To the east are auto-oriented retail, commercial and oﬃce users. Along 96th Street, older residential homes are found. And to the west, is a large tract of undeveloped land. • The Comprehensive Plan shown to the left was adopted in 2005.

ISSUES • The Marion County Comprehensive Plan addresses mostly land use issues. Little guidance is given about Current Comprehensive Plan Diagram character and/or development form. Washington Township City of Indianapolis • What happens south of 96th Street is critical to 2005 activities north of 96th Street. • The City of Carmel controls 96th Street and therefore approves curb cuts on the street. • The City of Carmel wants to work closely with Indy DMD to encourage high quality development.

OFFICE COMMERCIAL: HEAVY COMMERCIAL: COMMUNITY COMMERCIAL: Low-Intensity Office General Commercial and related office. Low-intensity retail commercial and office Retail, if serving office Tend to not be compatible with less intensive uses. Serve residential market Used as a buffer between more intense land uses. Generally devoted to exterior operations such as car Either freestanding or a part of a small integrated center Professional offices such as insurance, dental dealers/heavy equip. sales with grocery. Limited outdoor display of merchandise Photo Images from Marion County Land Use Handbook General characteristics from the Marion Co. Land Use Handbook Maximum Gross Floor Area: 125,000 sq. ft. Max. Acreage: 25 Acres Service Area Radius: 2 Miles Location: On arterial Max. Outlots: 3

No Image provided in the Marion County Land Use Handbook

8 96th Street and Westﬁeld: Neighborhood Concept Plan CARMEL REGIONAL: Recommendations

RECOMMENDATIONS • Preserve large woodland area adjacent to I-465. • Emphasize a walkable development pattern for new development. • Encourage a mix of land uses including residential. • Encourage the development of usable open spaces. • Keep building height to four stories or less.

CONTINUED ACTIONS • Establish regular pattern of discussions of Recommendations with Indianapolis Department of Metropolitan Development (DMD) Staﬀ. • Send a formal letter to DMD requesting participation in future land-use planning processes for the outlined land area, including this neighborhood concept plan. • Utilize ownership of 96th Street as a mechanism for involvement in land use decisions. • Continue to participate in land use planning in area.

Lower scale, Village-like Oﬃce Uses Medium Density Urban Residential Woodland Conservation Excellent examples of high quality development exist north of 96th Medium density residential projects such as found in this image are Selective site planning, along with a commitment to tree conservation Street. This oﬃce use incorporates strong architectural themes, a land use that begins to facilitate a mix of land uses, which teamed where possible, creates valuable amenity for new development appropriate scale and neighborhood-sensitive signage. with strong urban design and architecture, creates the beginnings projects. In the Indianapolis portion of the study area, there are of walkable, sustainable communities where automobile trips are several large stands of trees that should be reviewed for overall value reduced. to the built and natural environment.

CARMEL REGIONAL: Issues and Recommendations 9 CARMEL’S CENTRAL CORE: Civic Design and The Carmel Urban Design Initiative 146th Street The Carmel Urban Design Initiative

Monon Trail ~ 1/2 mile

~ 1/2 mile Rangeline Road Rangeline

Smokey Row Rd. �� Guilford Road Guilford �� Main Street Approx. 4.0 Miles Long �� (80 Min Average Walk)

Pennsylvania St. Pennsylvania (24 Min Average Bike Ride) (8 Min Average Auto Trip)

Old Meridian Street 126th Street

City Center Dr.

Approx. 2.5 Miles Wide Carmel Drive (50 Min Average Walk)

(Meridain Street) (15 Min Average Bike Ride) US HIGHWAY 31 US HIGHWAY (5 Min Average Auto Trip)

116th Street (Keystone Ave.) (Keystone HIGHWAY 431 HIGHWAY

106th Street

��

�� STUDY AREA College Ave.

INTERSTATE 465

Westfield Blvd. Westfield 96th Street

CIVIC DESIGN: Six Principles: The Central Core: Guiding Principles for the Central Core 1. A Comfortable City The “Central Core” has been identified for planning purposes This document establishes and explains six key principles of 2. An Interesting City as defined by major roadway corridors including US 31 & Adjacent Properties (Meridian Street), IN 431 (Keystone civic design and land development for the future of the Central 3. A City of Neighborhoods Core Area in the city of Carmel, Indiana. The purpose of these Avenue) and 96th Street. Clearly, planning does not stop 4. A Mobile City principles is to provide guiding attitudes in the areas of land at these corridors, but rather, they serve as an organizing use, urban design and city planning as Carmel evolves from a 5. A Healthy City element for this study. Also, while areas within this area are traditional suburb to a well-designed, comfortable city. 6. An Adaptable City not all a part of the City of Carmel, all areas are under the planning influence of the City of Carmel’s Department of Community Services. (DOCS)

10 96th Street and Westﬁeld: Neighborhood Concept Plan Scale #2 CARMEL’S CENTRAL CORE In an eﬀort to begin to establish principles for the future growth and development of Carmel’s Central Core area (as outlined on the map on Page 10), the Department of Community Services sponsored the creation of an Urban Design plan. This plan, titled CIVIC DESIGN, set a series of six principles for the future. These principles touched a wide spectrum of issues ranging from transportation to development form to the environment.

Through this process it became and is becoming more clear that for the future of Carmel’s Central Core, there must be attention paid to not just individual developments, but also entire systems (transportation, commercial centers, etc.)

This neighborhood is included in this core area and plays a major role in the future of these systems. In this plan, two speciﬁc principles are highlighted, MOBILITY and NEIGHBORHOOD CENTERS.

Because of its location in the Central Core, this neighborhood will be aﬀected by these larger systems in the future. It is the intention of this section of the concept plan to outline recommendations for how this area can support these overall systems in the Central Core area and establish how these changes will aﬀect the neighborhoods.

SCALES OF PLANNING: Carmel’s Central Core 11 146th Street 146th Street CIVIC DESIGN: GeneralClay Terrace Recommendations for Creating a Mobile City The Carmel Urban Design Initiative CLAY TERRACE

Crossings (Tunnels, Bridges, Walkways, etc.) Monon Trail Monon Trail Monon Trail ~ 1/2 mile ~ 1/2 mile

Corridors ~ 1/2 mile Walkways, Bike Lanes & Auto Traffic Future Areas Areas where future ~ 1/2 mile

~ 1/2 mile connections are needed ~ 1/2 mile

Rangeline Road Rangeline Rangeline Road Rangeline

Smokey Row Rd. Smokey Row Rd. CENTRAL LINE

5 minute walk (radius) Guilford Road Guilford Guilford Road Guilford Main Street Main Street OLD TOWN LEARNING OLD MERIDIAN VILLAGE Pennsylvania St. Pennsylvania Pennsylvania St. Pennsylvania

Old Meridian Street Old Meridian Street 126th Street Wireless 126th Street City Center Dr. CITY City Center Dr. CENTER/ PERFORM. Internet ARTS MOHAWK Available Carmel Drive Carmel Drive PENN (Meridain Street)

(Meridain Street) CORRIDOR US HIGHWAY 31 US HIGHWAY US HIGHWAY 31 US HIGHWAY RANGELINE for the Entire

116th Street WEST MERCHANTS’ 116th Street SQUARE Core LOOP (and beyond...) CENTRAL PARK (Keystone Ave.) (Keystone (Keystone Ave.) (Keystone HIGHWAY 431 HIGHWAY HIGHWAY 431 HIGHWAY PENN CORRIDOR EAST LOOP Monon

106th Street Trail 106th Street

SOUTH GATEWAY

PARKWOOD College Ave. College Ave. 96th STREET

INTERSTATE 465 INTERSTATE 465 Westfield Blvd. Westfield Westfield Blvd. Westfield 96th Street 96th Street

STREET CORRIDORS: TRANSIT: INTERNET: Using Rights of Way for more than just Cars Options for Mobility Changing Land Uses in the Future • Streets are our best connectors • Mobility is more than just getting in your car. • The Internet is here to stay • They can be comfortable spaces; They can be designed • “Options” are the key • It must be planned for in the design of our cities as places for more than just cars • What is in your mobility “tool kit?” Can I walk? Bike?, • Wireless Internet changes the way we look at • A “fine grain” creates many options for connectivity etc. mobility • Image above showcases an idealized diagram of on- • A system of transit for Carmel and the Region. • Creates and enables the Live/Work Scenario street pedestrian connections throughout the Central • Image above showcases an idealized diagram of an • Image above showcases an idealized diagram of Core. intra-urban system of transit (using various modes Wireless Internet Coverage in the Central Core. such as bus, light rail etc.) throughout the Central Core. 12 96th Street and Westfield: Neighborhood Concept Plan MOBILITY ISSUES & RESULTING LAND USE EFFECTS as related to the 96th/Westfield Neighborhood

Westﬁeld Blvd. Keystone Avenue 96th Street

Issue: As traffic increases and roadway requires updating, a Issue: Traffic at the intersection is stalled and heavy because of Issue: Traffic continues to increase as drivers seek to move east/west roadway improvement is needed. volume, a mix of thru and local traffic, and poor signaling. within local areas of Southern Hamilton County. Current Status: Nearly completed four lane median street, with Current Status: The City of Carmel is in preliminary talks with Current Status: Currently, four lane off of Keystone, reducing roundabout @ 96th Street the INDOT to design an effective solution to the issue. to two lane west to Westfield. A few initial discussions of possible Land Use Effects: Because of median, entrance and exit from Land Use Effects: A solution which allows drivers a choice designs have occurred. individual lots will be difficult. Also, traffic will make single family between thru and local traffic would reduce local congestion. As the Land Use Effects: Should improvements include a median, single homes less desirable along street edge. intersection is redesigned, land adjacent will be more desirable for family land uses would be less desirable along the street, along with development. the negative effect of increased traffic on a single family land use.

99th Street Connections West 96th Street/Keystone as Future Transit Area

Issue: Many use 99th Street as a “cut through” at higher than posted Issue: Employment centers such as Parkwood and the Meridian Issue: As Central Indiana continues to grow, the need for mass speeds (30 mph). The roadway is not designed for such speed. Street Corridor create the desirability for traffic heading east to west transit will become even more pressing. Current Status: Currently, 99th Street is a two lane street which through this area. Current Status: A large regional transit study is underway. One terminates at Westfield Blvd., but allows right and left turns at Current Status: 96th Street “continues” by using Real Street, potential route for a transit line would include Keystone and 96th Keystone Blvd. becoming 96th Street again after College Avenue. Street. Land Use Effects: 99th Street is designed as a neighborhood Land Use Effects: Routing a “new route” would create unique Land Use Effects: Transit centers almost always increase the street. Future options for redesign will affect adjacent land uses in land use challenges. Utilizing existing routing brings unique political value of surrounding land uses. In addition, the creation of a well- significant ways. challenges. designed transit center can become a strong community amenity with residential, commercial and transit uses mixed. SCALES OF PLANNING: Carmel’s Central Core: Mobility 13 MOBILITY - Recommendations for this neighborhood area, which improve systems for the whole central core.

RECOMMENDATIONS

• Implement proposed intersection improvement at 96th/Keystone. • Improve Keystone roadway and redesign drive lanes to allow a separation of thru and local traﬃc coming to and from new intersection. • Recommend that 98th Street terminate at Keystone allowing only a right hand turn south. • Recommend that future designs for the intersection at 99th Street allow for left and right hand turns heading north and south.

Possible Intersection Re-design Three Dimensional View of Possible Re-design Intersection of 96th Street and Keystone - Current The drawing above shows a possible re-design of the intersection of This image showcases a rough perspective of the re-design in three The current intersection of Keystone and 96th Street is often heavily Keystone Avenue and 96th Street. dimensions. Notice the north/south thru lanes are separate from the congested. This area is a gateway to Carmel from the south and local lanes, which interact at-grade. should be seen as a important part of a system for the identity and image of Carmel.

14 96th Street and Westﬁeld: Neighborhood Concept Plan MOBILITY - Recommendations for this neighborhood area, which improve systems for the whole central core.

RECOMMENDATIONS • Recommend that 96th Street between Keystone and Westfield be designed as a two lane street with center median turn lane. This design must safely accommodate bike and pedestrian traffic. • Recommend the design of a traffic circle at the intersection of Haverstick and 96th. • Recommend that Haverstick remain two lane. • Recommend the improvement of the Westfield Bridge over I-465 to accommodate additional traffic. • As a 10 year strategy, recommend the collaboration with Indianapolis to improve Real Street intersection and system. NOTE: Recommend that the 150 foot development set aside north of I-465 and west of Westfield Blvd not be vacated. In the near term, this area should be developed as a greenway connection from Lenape Trace Park to the Monon Trail.

Westfield / Real Street Possible Re-design 96th Street Possible Re-design Photo Analogy of Possible 96th Street Re-design This image shows an example of what a possible re-design of the This drawing shows a possible re-design of 96th Street, including This photograph illustrates a possible cross-section of a future 96th Real Street / Westfield Blvd. intersection might appear in plan improvements at Keystone Ave. and Haverstick Road. Street. Notice opportunities for vegetation, several modes of mobility view. A traffic circle would enable a smoother flow of traffic and less (bike, walking, and car), and lane structure (two lane with center serious accidents. turn lane and median).

Photo Credit: Dan Burden, Walkable Communities

SCALES OF PLANNING: Carmel’s Central Core: Mobility 15 CIVIC DESIGN: General Recommendations146th Street for Creating Neighborhoods146th and Street Neighborhood Centers 146th Street The Carmel Urban Design Initiative

Clay Terrace Clay Terrace

Monon Trail Monon Trail Monon Trail ~ 1/2 mile ~ 1/2 mile ~ 1/2 mile

Uptown Uptown

~ 1/2 mile NORTH ~ 1/2 mile ~ 1/2 mile Rangeline Road Rangeline CARMEL Road Rangeline

Smokey Row Rd. Smokey Row Rd. Smokey Row Rd. LEARNING VILLAGE

Rangeline Road Old Meridian Old Town Education Ctr. Old Meridian Old Town Education Ctr. Arts & Design Guilford Road Guilford Road Guilford Guilford Road Guilford OLD (Old Town) Main Street Main Street Main Street MERIDIAN 5 minute walk 5 minute walk (radius) Midtown (radius) Midtown Old Meridian Old Meridian Pennsylvania St. Pennsylvania DOWNTOWN St. Pennsylvania St. Pennsylvania

Old Meridian Street Old Meridian Street City Center Old Meridian Street City Center 126th Street City Center 126th Street City Center 126th Street City Center Mohawk Mohawk City Center Dr. City Center Dr. City Center Dr. MOHAWK City Hall City Hall

Penn Corridor CARMEL Carmel Drive Carmel Drive Carmel Drive TECHNOLOGY MERCH Merchant Sq. (Meridain Street) (Meridain Street) (Meridain Street) US HIGHWAY 31 US HIGHWAY VILLAGE 31 US HIGHWAY 31 US HIGHWAY SQUARE 116th St. 116th St. Rangeline Rangeline 116th Street 116th Street 116th Street

CENTRAL PARK Central Park Central Park Penn Corridor (Keystone Ave.) (Keystone (Keystone Ave.) (Keystone Ave.) (Keystone HIGHWAY 431 HIGHWAY WOODLAND 431 HIGHWAY 431 HIGHWAY

Home Place Home Place

HOME PLACE 106th Street 106th Street 106th Street CORPORATE CORRIDOR CORPORATE

South Gateway South Gateway SOUTH Parkwood GATEWAY College Ave. College Ave. College Ave. 96th St.

INTERSTATE 465 INTERSTATE 465 INTERSTATE 465

Westfield Blvd. Westfield Westfield Blvd. Westfield 96th Street Blvd. Westfield 96th Street 96th Street

POSSIBLE NEIGHBORHOODS: POSSIBLE NEIGHBORHOOD POSSIBLE HYBRID CENTERS: Places with Services and Identity CENTERS: Centers with Many Cars, yet still comfortable • Not just subdivisions of the same land use Walkable Centers serving the Neighborhood • Places where people come from/go to other cities and • Places of identity and community pride • Neighborhood Centers with a mix of land uses, areas, so there is alot of automobile traffic. • Contain a mix of land uses and services housing types, commercial services and increased • Yet, still should have a comfortable feel (the number • Logical Naming - Shown names are for discussion density, shown with a 5 minute walking radius around of people who spend their days here is very large) only each. • Image above showcases an idealized diagram of where • Image above showcases an idealized diagram possible • Connected to existing Centers through roadways, several “hybrid” centers might be located which could Neighborhoods in the Central Core. transit, and trails. be hubs for transit, higher traffic, and large employment • Image above showcases an idealized diagram of centers, yet be designed to be comfortable places for possible neighborhood centers in the Central Core. people. 16 96th Street and Westfield: Neighborhood Concept Plan WHAT MAKES A GOOD NEIGHBORHOOD CENTER? - Best Practice Examples of Urban Design

David Sucher’s Three Rules of Urban Design The Social Space of the Street Mixed Land Use Development In his book “City Comforts,” author David Sucher advocates for Good urban design values how a building interacts with the public A hallmark of good urban design is the use of a variety of land three simple rules of urban design: realm of the street and sidewalk. This example shows how the uses, both next to each other and vertically on top of each other. In 1. Build to the Sidewalk amenity of the sidewalk cafe provides places for people to sit and this example, townhomes, apartments and a corner store all work 2. Make the Building Front “Permeable” enjoy the street as a social space and not just a transportation together to create a place where people have access to amenities and * Sub rule: No Mirrored Glass corridor. housing. 3. Prohibit Parking Lots in Front of the Building * Sub rule: Allow on-street parking

Variety of Facade Styles and Architecture Allow the Community to Live Here Street “Scale” To create a place where people want to walk and enjoy themselves, Good urban design invites the community to live in, with, and The concept shown above illustrates a comfortable street section and there must be an interesting visual variety. This variety should be next to itself. In this example, a kiosk of community notices gives a variety of housing types and expressions. Tight streets make for seen in facades, architecture and other elements of the public realm. opportunity for community communications. While this is not comfortable living areas with a sense of security and safety from fast All of these elements create visual interest and allow for personal always the most desirable form, the general point is it is critical to moving traﬃc. expression through signage, color, windows, etc. allow people of the community the chance to own and interact with a development area.

SCALES OF PLANNING: Carmel’s Central Core: Neighborhood Centers 17 NEIGHBORHOOD CENTERS146th Street in the 96th/Westfield Neighborhood The Carmel Urban Design Initiative

Clay Terrace

Monon Trail ~ 1/2 mile

Uptown

~ 1/2 mile Rangeline Road Rangeline

Smokey Row Rd.

Old Meridian Old Town Education Ctr. Guilford Road Guilford Main Street 5 minute walk (radius) Midtown Center #2 Old Meridian Pennsylvania St. Pennsylvania

Old Meridian Street City Center City Center 126th Street Mohawk City Center Dr.

City Hall

Penn Corridor

Carmel Drive Merchant Sq. (Meridain Street) US HIGHWAY 31 US HIGHWAY 116th St. Center #1 Rangeline 116th Street

Central Park

Penn Corridor (Keystone Ave.) (Keystone

HIGHWAY 431 HIGHWAY CURRENT STATUS

HYBRID (Larger) CENTER #1 Home Place • Large Automobile Dealer at the northwest corner of 106th Street 96th and Keystone Avenue. • Heavy traﬃc in the area makes it desirable for auto-

South Gateway oriented retail and commercial activities, which in Parkwood turn also generate more traﬃc congestion. College Ave. 96th St. • Larger, non residential land uses are being discussed INTERSTATE 465 by private market developers for redevelopment. Westfield Blvd. Westfield 96th Street • Key entrance and intersection to the City of Carmel.

Decentralizing Commercial Centers: NEIGHBORHOOD (Smaller) CENTER #2 • To facilitate walking and other modes of • Located along Westfield Blvd. which handles a high transportation, it is critical to begin to decentralize A Neighborhood Center amount of traffic daily, making it a viable option for commercial centers and bring small, comfortably While each neighborhood might (and should) have different kinds of neighborhood scaled commercial activity. development form and land use which make up their neighborhood’s scaled and well-designed mixed use areas back into • Several larger lot residential land uses exist east center, this image shows what a center might look like with a mix of of Westfield, which enable land assembly for neighborhoods of residential housing. These centers land uses, increased density, interesting architecture and landscape, redevelopment. then give neighborhoods identity and destination as all integrated with the mobility systems of vehicles, bikes and well as providing small-scale services to a more local pedestrian sidewalks. • The Sunrise Golf Course, being a large area without population. building development, presents a land use change issue/opportunity.

18 96th Street and Westﬁeld: Neighborhood Concept Plan 1 NEIGHBORHOOD CENTER ISSUES as related to the 96th/Westﬁeld Neighborhood

Transit Possibilities Re-design of Keystone Avenue Building on Existing Development As a Central Indiana Region, the corner of 96th and Keystone is As mentioned earlier in this document, the intersection of Keystone There are several good examples of commercial development in the being studied as a possible part of a transit route. This opportunity Avenue and 96th Street needs to be re-designed. The image above 96th/Keystone area. This photograph illustrates a development could assist in improving automobile traﬃc as well as providing shows a possible view of that re-design. As a result of this possible with a commitment to quality architecture, sensitive signage and the opportunities for a well-designed transit center. change, this intersection will see continued interest as a commercial introduction of a neighborhood and regional service, in this case, a center. jeweler. 2

Westfield Blvd. Re-design Large Lots Being Assembled for Redevelopment The Sunrise Golf Course Area The Westfield Blvd. corridor is an entrance into the City of Carmel Several larger lot residential uses are located east of Westfield Blvd. As the value of the golf course changes to be a redevelopment site, from the south and also carries a larger amount of traffic. As this These lots provide the size needed for smaller commercial to be the opportunity exists to create a high quality area of mixed uses, role has increased over time, it has and is making single family mixed with high quality residential uses. including a mix of residential types, where neighborhood commercial residential uses less desirable along its sides. activities can serve local residents.

SCALES OF PLANNING: Carmel’s Central Core: Neighborhood Centers 19 TRANSIT/MIXED-USE - Center #1: Recommendations 1

CURRENT STATUS • Large Automobile Dealership and Support Uses.

RECOMMENDATIONS • Mixed Land Uses (Retail, Commercial, Office, Residential) with pedestrian-friendly urban forms. • Maximum six (6) story height (80’) on southeast 1/4 of area. (Keystone/96th) • Maximum four (4) story height (50’) on remaining area. • Accommodation for Transit Center activities (Parking Garage, Drop-off, etc.) • Minimum 50’ landscape/ noise/light buffer when adjacent to existing residential uses. • Usable open space for site users as well as neighborhood

Photo Analogy: Mixed-Use Transit Center Coexistence of Mobility Alternatives Photo Analogy: Value-Added Mixed Use The photo above showcases the ability to mix land uses in an When designed properly, many modes of transit can coexist in a safe This image shows a parking garage faced with apartment and condo eﬀective manner that encourages compact development, walkable and comfortable environment. This image shows walking, biking, housing units. By combining these land uses, the development acts communities and sustainable transit policies. It is key to understand motorcycle, bus, car, and light rail. sustainably while adding value to the community through aesthetics that more than just buses and/or light rail stops can and should be and overall design of these land uses. located at transit hubs.

20 96th Street and Westﬁeld: Neighborhood Concept Plan NEIGHBORHOOD COMMERCIAL - Center #1: Recommendations 1

CURRENT STATUS • A mix of recently developed oﬃces along with some existing single family residential units.

RECOMMENDATIONS • Neighborhood-scaled Commercial Uses such as professional offices and specialty retailers (I.e jeweler) • Maximum three (3) story height (40’) in the designated area. • Walkable development pattern with heavy landscaping and sidewalks. • Minimum 50’ landscape/ noise/light buffer when adjacent to existing residential uses. • Minimal lighting, traffic and parking after normal business hours (8-5). • Signage which adds to architectural character.

Photo Analogy: Architectural Quality Photo Analogy: Scale Photo Analogy: Open Spaces This image shows an example of a high quality neighborhood The appropriate scale for neighborhood commercial buildings is no Buildings in neighborhood commercial contexts should strive to commercial development. This type of user increases the more than three stories as shown in the image above. Three levels create usable, attractive open spaces. These open spaces should not architectural quality of the area in addition to providing services for of use also allows for a mix of users from retail to oﬃce to live/work just be for the users of the buildings but also for the general public. area residents. oﬃces.

SCALES OF PLANNING: Carmel’s Central Core: Neighborhood Centers 21 MEDIUM DENSITY RESIDENTIAL - Center #1: Recommendations 1

CURRENT STATUS • A church facility and parking lot currently occupies this site.

RECOMMENDATIONS • Medium Density Uses such as small-lot single family detached units, duplex units, or attached townhouse units. • Maximum three (3) story height (40’) in the designated area. • Walkable development pattern with heavy landscaping and sidewalks. • Minimum 50’ landscape/ noise/light buﬀer when adjacent to existing residential uses. • Connectivity for automobiles and pedestrians to Mixed Use area south. • 8 - 14 units per acre • Adheres to City Open Space Ordinance

Photo Analogies: Medium Density Residential Types The following photos illustrate a variety of medium density residential types and architectural styles. Key elements include compact development form, unique design, variety and an engagement of the public realm through front door address, with parking in the rear of the buildings through alleys.

22 96th Street and Westﬁeld: Neighborhood Concept Plan MIXED-USE - Neighborhood Center #2: Recommendations 2

CURRENT STATUS • Large lot single family residential land uses

RECOMMENDATIONS • Medium Density Residential Uses such as small-lot single family detached units, duplex units, or attached townhouse units. • Mixed Use Neighborhood Commercial (250 Feet Deep from Center Line) adjacent to Westfield Blvd. with active first floors (retail, office) under office and residential users. • Maximum three (3) story height (40’) in the area. • Walkable development pattern with heavy landscaping and sidewalks. • Minimum 50’ landscape/ noise/light buffer when adjacent to existing residential.

ACCESS & PARKING • On-street parking is recommended. • While automobile connection to adjacent neighborhoods is not recommended at this time, pedestrian pathways are recommended where feasible (I.e.98th Street R.O.W) • In the site planning of this area, a roadway should connect 99th Street and Westfield Blvd. • When 99th Street is re-evaluated, it is recommended that it remain two lane with traffic calming devices utilized to slow traffic.

OPEN SPACE & VEGETATION • Any development activity should adhere to the City’s Open Space Ordinance • Usable open space for site users as well as neighborhood Photo Analogies: Mixed-Use Neighborhood Commercial should be integrated into the area. (I.e. pocket parks, These images show examples of comfortably-scaled neighborhood commercial uses. Key principles play areas) include active first floors which interact with the public realm of the street, mixed uses on levels • Water drainage and retention should be handled two and above including office and residential, and a variety of architectural styles. on-site, with any retention ponds being designed for safety, yet still remain useful and attractive.

SCALES OF PLANNING: Carmel’s Central Core: Neighborhood Centers 23 MIXED-USE - Neighborhood Center #2: Recommendations 2

CURRENT STATUS • Sunrise Golf Course and Private Land

RECOMMENDATIONS • Medium Density Residential Uses such as small-lot single family detached units, duplex units, or attached townhouse units. • Mixed Use Neighborhood Commercial adjacent to Westfield Blvd. (250 Feet Deep from Center Line) with active first floors (retail, office) under office and residential users. • Civic Uses (should the opportunity exist; school, church, community center) near the Monon Trail and Forest Area. • Maximum three (3) story height (40’) in the area.

ACCESS & PARKING • Neighborhood Commercial parking should be in the rear of buildings • On-street parking is recommended. • Walkable development pattern with heavy landscaping and sidewalks. • Connections to Orchard Park and The Retreat are recommended.

OPEN SPACE & VEGETATION • Any development activity should adhere to the City’s Open Space Ordinance • Usable open space for site users as well as neighborhood should be integrated into the area. (I.e. pocket parks, play areas) • Minimum 50’ landscape/ noise/light buffer when adjacent to existing residential uses. Photo Analogy: School or Community Center Photo Analogy: Forest Preserve / City Park • Water drainage and retention should be handled Should the golf course be redeveloped, its size and ability to draw The forest area around the Monon Trail and what is commonly on-site, with any retention ponds being designed for new residents to the area, would facilitate the integration of a known as “Slime Lake” is one of the last remaining larger pieces of safety and usefulness. community center or school, which would benefit from the forest area forest along the Monon Trail and presents a unique opportunity for and access to the Monon Trail. conservation/preservation. FOREST PRESERVE/CITY PARK: • It is recommended that the City and Neighborhoods begin to organize a plan for creating a forest preserve/ city park along the Monon Trail in the area around Slime Lake. 24 96th Street and Westfield: Neighborhood Concept Plan Scale #3 THE NEIGHBORHOOD

As a result of many of the issues addressed in previous pages, there are current and future issues which must be addressed at the scale of the existing neighborhood. The following pages outline these issues along with future opportunities and recommendations.

SCALES OF PLANNING: The Neighborhood 25 �� NEIGHBORHOOD�� ISSUES ��

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26 96th Street and Westﬁeld: Neighborhood Concept Plan MEDIUM DENSITY RESIDENTIAL - Westfield/96th Frontage: Recommendations

CURRENT STATUS • Single family residential land uses

RECOMMENDATIONS

• Medium Density Residential Uses such as small-lot single family detached units, duplex units, or attached townhouses. • Maximum three (3) story height (40’) in the designated area. • Access drives which consolidate entrances and have private character. • Minimum 50’ landscape/ noise/light buﬀer when adjacent to existing residential uses. • Adheres to City Open Space Ordinance. • Home ownership encouraged.

SCALES OF PLANNING: The Neighborhood 27 RESIDENTIAL CONSERVATION & TRANSITIONAL AREA - Recommendations

In the 10 year time horizon of this plan, the following recommendations are made for this area: • Install sidewalks and bus stop areas on major neighborhood streets. • Promote home maintenance and ownership through neighborhood organizations and code enforcement. • Promote additional tree growth and planting.

TRANSITIONAL AREA: The Department recognizes that the private real estate market might desire the redevelopment of several single family lots. While maintaining and improving the existing residential community is encouraged, consideration will be given to: • Private market assembly of contiguous land for redevelopment, adjacent to a changing land use area of 96th Street or Westﬁeld Blvd., which total a minimum of 5 gross acres. • Should this occur, the Department would begin a special review of the land assembly, working to understand development form, access and parking, and open space needs. • Should a land assembly for redevelopment include historic properties, it should be noted that this plan recommends that historic property remain as it would be protected under the City’s Open Space Ordinance. 28 96th Street and Westﬁeld: Neighborhood Concept Plan APPENDIX

APPENDIX SECTION 29 ARTIST’S RENDITIONS OF POSSIBLE NEIGHBORHOOD PLAN

LOOKING SOUTHEAST

LOOKING NORTHWEST

30 96th Street and Westﬁeld: Neighborhood Concept Plan OPEN SPACE SYSTEM

RECOMMENDATIONS

• As development occurs, every effort should be made to make effective use of the 50 foot minimum buffer area to existing land uses. • By connecting these land uses and areas, this neighborhood has the potential to be completely walkable and accessible.

Example Analogy Image This image shows a pathway system in a residential neighborhood.

Example Cross Section: Minimum 50 Foot Buﬀering This rough sketch shows an example of how the minimum 50 foot buﬀering can be used to create an excellent open space amenity for the neighborhood.

SCALES OF PLANNING: The Neighborhood 31 AFFECTED PARCELS DIAGRAM

32 96th Street and Westﬁeld: Neighborhood Concept Plan

CHARACTER URBAN DESIGN

Site Planning and Building Scale and Buffering to Open Space / AREAS GENERAL LAND USE DESCRIPTION Building Parking Treatment Access Densities Height Neighborhood Woodlands Orientation

Mixed Land Uses (Retail, Commercial, Office, • Buildings oriented to • Maximum of Six (6) • Parking in Rear of • Minimum 50’ • Create usable, public • Roadway access to • Urban mixed-use MIXED-USE or Residential) with pedestrian-friendly urban forms. street edges creating Stories (80 Feet) on Buildings landscape/ noise/light open spaces such as Keystone and 96th densities of Floor TRANSIT CENTER a walkable southeast ¼ of site • Parking Garages buffer when adjacent plazas or courtyards. Street Area Ratio of 4 to 6 pedestrian • Maximum of Four (4) • Underground Parking to existing residential • Adherence to City’s • Interior roadways environment Stories (50 Feet) on uses. Open Space connected to remaining area • Buffering should Guidelines adjacent uses accommodate • Pedestrian pedestrian uses such connections via as pathways. pathways and trails

Neighborhood-scaled commercial uses such as • Buildings oriented to • Maximum of Three • Parking in Rear of • Minimum 50’ • Create usable, public • Interior roadways • Urban mixed-use NEIGHBORHOOD professional offices and specialty retailers (I.e or facing street edges (3) Stories (40 Feet) Buildings landscape/ noise/light open spaces such as connected to densities of Floor COMMERCIAL jeweler) creating a walkable in area • Shared Parking with buffer when adjacent plazas or courtyards. adjacent uses. Area Ratio of 3 to 4 pedestrian other land uses to existing residential • Adherence to City’s • Pedestrian In Mixed-Use areas, buildings with active first floors environment uses. Open Space connections via (retail, office) under office and residential users. • Buffering should Guidelines pathways and trails accommodate pedestrian uses such as pathways

Medium Density Residential uses such as small-lot • Residential units • Maximum of Three • According to City of • Minimum 50’ • Create amenities for • Pedestrian • Residential densities MEDIUM DENSITY single family detached units, duplex units, or oriented to public (3) Stories (40 Feet) Carmel Standards for landscape/ noise/light residents with pocket connections via of 8 – 14 units per RESIDENTIAL attached townhouse units. streets or clustered in area Residential Parking buffer when adjacent parks, wetlands and pathways and trails acre around courtyard or • On-Street Parking to existing residential open areas • Logical interior open space areas. encouraged uses. • Adherence to City’s roadway system • Buffering should Open Space • Consolidated accommodate Guidelines entry/exit onto major pedestrian uses such roadway systems as pathways (limited individual curb cut driveways)

Civic Uses such as a community center, church, • Oriented and • Maximum of Three • Shared Parking with • Minimum 50’ • Utilize sites which • Pedestrian • Institutional setting CIVIC / FOREST school, nature center which take advantage of integrated with (3) Stories (40 Feet) Mixed Use area landscape/ noise/light minimize woodland connections via with front lawns and PRESERVE proximity to proposed forest/park area as well as adjacent Mixed-Use in area • Parking for public buffer when adjacent removal pathways and trails natural environment connection to the Monon Trail. Development Pattern access to the Monon to existing residential • Adherence to City’s Trail and proposed uses. Open Space Forest Preserve / • Buffering should Guidelines Park Area accommodate pedestrian uses such as pathways

Maintenance and improvement of single family residential land uses. General recommendations: RESIDENTIAL CONSERVATION • Install sidewalks and bus stop areas on major neighborhood streets. • Promote home maintenance and ownership through neighborhood organizations and code enforcement. • Promote additional tree growth and planting.

The Department recognizes that the private real estate market might desire the redevelopment of several single-family lots in these areas. While maintaining and TRANSITIONAL improving the existing residential community is encouraged, consideration will be given to: • Private market assembly of contiguous land for redevelopment, adjacent to a changing land use area on Westfield Blvd. or 96th Street, which total a minimum of 5 gross acres. Should this occur, the Department would begin a special review of the land assembly, working to understand development form, access and parking, and open space issues.

CHARACTER

ROADWAY GENERAL STREET DESCRIPTION

• Implement proposed separated grade roundabout intersection at 96th/Keystone. KEYSTONE AVENUE • Improve Keystone roadway and redesign drive lanes to allow a separation of thru and local (US 421) traffic coming to and from new intersection. • Recommend that 98th Street terminate at Keystone allowing only a right hand turn south. • Recommend that future designs for the intersection at 99th Street allow for left and right hand turns heading north and south.

th • Recommend that 96th Street between Keystone and Westfield be designed as a two-lane 96 STREET street with center median turn lane. This design must safely accommodate bike and pedestrian traffic. • Recommend the design of a roundabout at the intersection of Haverstick and 96th. • Recommend that Haverstick remain two lane with sidewalks • Recommend the improvement of the Westfield Bridge over I-465 to accommodate additional traffic and pedestrian movement. • As a 10-year strategy, recommend the collaboration with Indianapolis to improve Real Street intersection and system.

th • Recommend that the 150-foot set aside north of I-465 and west of Westfield Blvd not be 96 STREET 150 FT. vacated. Should future development beyond the 10-year horizon of this plan occur, this RIGHT OF WAY corridor might provide a needed roadway right of way.

99th STREET • Remain two-lane neighborhood street with traffic calming features and sidewalks.

th • Remain two lane neighborhood street 98 STREET • Recommend street sidewalks in neighborhood areas (INTERNAL • 98th Street Right of Way, recommended for pedestrian pathway NEIGHBORHOOD)

• Remain two lane residential street HAVERSTICK ROAD • Recommend street sidewalks in neighborhood areas with appropriate lighting and signage

• New Internal Streets should have a logical roadway configuration, facilitating connectivity INTERNAL STREETS and ease of use. • All new streets should accommodate pedestrian, bike and automobile traffic in its overall design. • On-street parking is encouraged.