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

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