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Development Patterns
2

Development Patterns

Carmel has evolved to include a wide variety of places, neighborhoods and districts, each with their own distinct and memorable character. Development Patterns are used to describe the predominant physical and natural qualities in each part of the city. Development Patterns are not zoning, nor are they exclusively tied to land use. Rather, each recommended Development Pattern uses the inherent contextual qualities within its place in Carmel to shape future growth and development decision making that is consistent with that overall character. Additional development standards that are applicable can be found within Carmel’s Unified Development Ordinance. Along select primary corridors that are of city-wide importance, an additional Development Pattern, the Typical Corridor Pattern, is used to define how the surrounding Development Pattern may be complemented to meet that particular corridor.

Each Development Pattern describes the following:

Purpose

The general qualities of the Development Pattern

Block Size

The typical range of block or tract land area, measured in acres. Blocks and tract boundaries are created by street, utility and natural corridors

Lot Size

The range of parcel sizes as measured in acres most commonly found within the Development Pattern

Building Coverage

The percentage of land on a Typical Lot or Typical Block covered by one or more buildings

Maximum Height

The tallest structure as measured in the number of building stories typically found within the Development Pattern

Building Frontages

Common means by which the ground floor of one or more buildings addresses rights-of-way

Streetscape Facilities

Common types of street-side infrastructure utilized to serve development, mobility, and public spaces within a Development Pattern

Open Space

The general types of publicly accessible open space permitted

Linkages

The maximum spacing of vehicular and/or multi-modal connections along frontages with adjacent development. If no adjacent development exists, the maximum block size shall prevail

Parking and Servicing

The typical locations relative to primary buildings for parking and servicing functions

General Use Categories

Typical uses that may generally be found within the Development Pattern

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2.1 Development Patterns

  • Downtown

    Main Street, Zionsville, IN
    Norton Commons, Prospect, KY
    Purpose

    Carmel’s urban, cultural core and downtown neighborhoods feature the City’s most diverse mix of uses and building scales. This pattern accommodates commercial, industrial, recreational, and importantly, residential uses, among others.

    Characteristics
    • Typical Block Size (ac) 1 to 5
    • Typical Lot Size (ac) 1/8 to 5
    • Typical Building Coverage (%) Varies
    • Max Height (stories) 6; 3 story minimum at intersections
    • Building Frontages Lobbies, Patios, Storefronts, Gardens, Front Yards
    • Streetscape Facilities All except Bioswales (refer to Streetscape Facilities section for list of facility types)
    • Open Space Parks, Plazas, Town Greens/Squares, Courtyards, Greenways, Shared Street
    • Linkages 1/8 mile or typical block size, whichever is shorter
    • Parking / Servicing In alley-loaded garages and lots screened by public facing facades with active ground floor uses.
    • General Use Categories Permitted Commercial, Residential, Retail, Parks/Plazas, Research and Development, Small Batch Manufacturing, Institutional/Educational, Hospitality

  • Downtown West

    Reston Town Center, Fairfax, VA
    Mosaic District, Fairfax, VA
    Ahha Tulsa, Tulsa, OK
    Federal Galley food hall, Pittsburgh, PA
    Purpose

    Carmel’s freeway corridor with expansive visibility and easy freeway access buffering the freeway from the neighborhoods to the west and urban core and neighborhoods to the east.

    Characteristics
    • Typical Block Size (ac) 3 to 8
    • Typical Lot Size (ac) 1/2 to 8
    • Typical Building Coverage (%) 50 to 90
    • Max Height (stories) 6; 3 story minimum
    • Building Frontages Lobbies, Patios, Storefronts, Gardens, Front Yards
    • Streetscape Facilities All except bioswales (refer to Streetscape Facilities section for list of facility types)
    • Open Space Parks, Plazas, Squares, Courtyards, Greenways, Shared Street
    • Linkages 1/4 mile
    • Parking / Servicing In alley-loaded garages and lots screened by public facing facades with active ground floor uses.
    • General Use Categories Permitted Commercial, Residential, Retail, Parks/Plazas, Research and Development, Small Batch Manufacturing, Institutional/Educational, Hospitality

  • Downtown East

    Fairfield Avenue, Bellevue, KY
    Purpose

    Downtown’s eastern edge transitions in density toward residential neighborhoods east of Keystone Parkway and south of 116th Street. Intended to have more integrated mixed uses as redevelopment occurs.

    Characteristics
    • Typical Block Size (ac) 3 to 8
    • Typical Lot Size (ac) 1/2 to 8
    • Typical Building Coverage (%) varies
    • Max Height (stories) 5; 3 story minimum at intersections
    • Building Frontages Lobbies, Patios, Storefronts, Gardens, Front Yards, Porches, Stoops
    • Streetscape Facilities All except Bioswales (refer to Streetscape Facilities section for list of facility types)
    • Open Space Parks, Plazas, Courtyards, Greenways, Shared Street
    • Linkages 1/4 mile
    • Parking / Servicing In alley-loaded garages and lots screened by public facing facades with active ground floor uses.
    • General Use Categories Permitted Commercial, Residential, Retail, Parks/Plazas, Institutional/Educational, Hospitality

  • West Neighborhoods

    Purpose

    Suburban style living on large, subdivided lots. Area destinations include schools and recreation. Undeveloped parcels exist.

    Characteristics
    • Typical Block Size (ac) 3 to 5
    • Typical Lot Size (ac) 1/8 to 5+
    • Typical Building Coverage (%) 25 to 50
    • Max Height (stories) 4 within Village of West Clay, 2.5 elsewhere
    • Building Frontages Front Yards, Gardens, Porches, Stoops
    • Streetscape Facilities Residential Sidewalk, Multi-use Path, Bioswale, Mobility Lane
    • Open Space Parks, Subdivision Common Areas, Greenways
    • Linkages 1/2 mile
    • Parking / Servicing Limited sizes of parking areas; Located to the side or behind primary structures.
    • General Use Categories Permitted Residential, Educational, Parks

  • East Neighborhoods

    Purpose

    Suburban single-family homes are the dominant land use. Destinations include neighborhood-serving commercial, schools, places of worship, parks and recreation.

    Characteristics
    • Typical Block Size (ac) 2 to 4
    • Typical Lot Size (ac) 1/8 to 3
    • Typical Building Coverage (%) 20 to 55
    • Max Height (stories) 2.5
    • Building Frontages Front Yards, Gardens, Porches, Stoops
    • Streetscape Facilities Residential Sidewalk, Multi-use Path, Bioswale, Mobility Lane
    • Open Space Parks, Greenways
    • Linkages 1/2 mile
    • Parking / Servicing Limited sizes of parking areas; Located to the side or behind primary structures
    • General Use Categories Permitted Residential, Commercial, Educational, Parks

  • White River

    photo credit: visithamiltoncounty.com
    Highlands Brewing Co., Ashville, NC
    Bridgeview Box Park, Newport, KY
    Cambridge Springs, PA
    Summit Bechtel National Scout Reserve, Glen Jean, WV
    Purpose

    A clean, ecological, historic, connected, and active asset for the residents of Carmel and greater region to experience, reside in and enjoy.

    Characteristics
    • Typical Block Size (ac) N/A
    • Typical Lot Size (ac) Varies
    • Typical Building Coverage (%) Varies
    • Max Height (stories) 2 greater than the adjacent development pattern with the following exceptions: maximum of 1 story along the river and a maximum of 6 stories along 96th St
    • Building Frontages Porches, Patios, Gardens, Yards
    • Streetscape Facilities Residential Sidewalk, Multi-use Path, Enhanced Multi-use Path, Bike/Scooter Parking, Bioswale, Mobility Lane, Cycle Track, Car Parking, Bus Stop
    • Open Space Riverfront, Greenways, Natural Trails, Riparian Corridors, Parks, Courtyards
    • Linkages N/A
    • Parking / Servicing Limited size, distributed and landscaped lots with low-impact stormwater management practices
    • General Use Categories Permitted Parks, Institutional, Educational, Hospitality, Retail, Residential

  • Estates

    Purpose

    Large, pastoral and rural parcels in a largely natural landscape. Secluded setbacks, architectural fences/gates.

    Characteristics
    • Typical Block Size (ac) N/A
    • Typical Lot Size (ac) 5+
    • Typical Building Coverage (%) 15
    • Max Height (stories) 2.5
    • Building Frontages N/A
    • Streetscape Facilities Multi-use Path, Bioswale
    • Open Space Conservation Areas, Parks, Greenways
    • Linkages 1 mile
    • Parking / Servicing Limited areas associated with structures.
    • General Use Categories Permitted Residential

  • Gateway

    Crocker Park, Westlake, OH
    Winans Chocolates + Coffees, Piqua, OH
    Purpose

    Large lot mixed-use and commercial areas along or near access points into Carmel.

    Characteristics
    • Typical Block Size (ac) 3 to 10
    • Typical Lot Size (ac) 1/2 to 10
    • Typical Building Coverage (%) 30 to 60
    • Max Height (stories) 5
    • Building Frontages Building Lobbies, Patios, Storefronts, Gardens, Front Yards. Avoid parking lot placement between front of building and road/ right-of-way (ROW). Buildings should address a sidewalk/path, a frontage street or a side street that creates a corner with the road/ ROW.
    • Streetscape Facilities Residential Sidewalk, Commercial Sidewalk, Multi-use Path, Bioswale, Bus Stop
    • Open Space Parks, Greenways, Plazas, Courtyards, Buffers (along adjacent Development Patterns only)
    • Linkages 1/4 mile along the primary road, 1/2 mile to adjacent Development Patterns
    • Parking / Servicing Parking laid out in a landscaped aisle pattern that facilitates safe pedestrian circulation and future outlot or infill development.
    • General Use Categories Permitted Commercial, Residential, Retail, Parks/Plazas, Light Industrial/Manufacturing, Institutional/Educational, Hospitality

  • Typical Corridors

    Commonwealth Brewing Co., Virginia Beach, VA
    O'Connor Brewing Co., Norfolk, VA
    Just Pop In, Indianapolis, IN
    Town houses, Raleigh, NC
    Purpose

    Primary E/W and N/S routes that provide connectivity to community assets throughout the City. These corridors are based on adjacent patterns and serve as transitions between places. They allow expanded housing options and limited commercial as long as they are consistent with the character of adjacent patterns.

    Characteristics
    • Typical Block Size (ac) 1.8 to 5, based on adjacent development pattern
    • Typical Lot Size (ac) Where possible, automatic lot splits for lots along a corridor if the resulting lots created are within 20% of the typical lot size of adjacent development pattern
    • Typical Building Coverage (%) 20% greater than adjacent development pattern
    • Max Height (stories) 1 greater than the adjacent development pattern
    • Building Frontages Based on adjacent development pattern, plus lobbies, patios, storefronts, gardens
    • Streetscape Facilities All except Bioswales, as appropriate to adjacent development patterns (refer to Streetscape Facilities section for list of facility types)
    • Open Space Based on adjacent development patterns
    • Linkages Based on adjacent development patterns
    • Parking / Servicing Side/rear of buildings
    • General Use Categories Permitted Based on adjacent development pattern plus limited neighborhood-serving retail/commercial built consistent with the adjacent character as otherwise described.

  • Monon Urban Promenade

    Purpose

    This well-designed, amenity-rich, linear park generates transformational reinvestment that, together, enhances and expands urban life and activity in Carmel.

    Characteristics
    • Typical Block Size (ac) 2 to 4
    • Typical Lot Size (ac) 1/8 to 5
    • Typical Building Coverage (%) 40 to 100
    • Max Height (stories) 6; 3 story minimum at intersections
    • Building Frontages Lobbies, Patios, Storefronts, Gardens, Public Green Space
    • Streetscape Facilities Residential Sidewalk, Multi-use Path, Enhanced Multi-use Path, Bike/Scooter Parking, Mobility Lane, Cycle Track
    • Open Space Parks, Plazas, Town Greens/Squares, Courtyards, Greenways
    • Linkages See Typical block size
    • Parking / Servicing Based on adjacent development patterns
    • General Use Categories Permitted Commercial, Residential, Retail, Parks/Plazas, Research & Development, Small Batch Manufacturing, Institutional/Educational, Hospitality

  • Monon Greenway

    Purpose

    Ecological spine connecting Carmel’s Downtown with northern and southern city gateways.

    Characteristics
    • Typical Block Size (ac) 3 to 6
    • Typical Lot Size (ac) 1/8 to 5
    • Typical Building Coverage (%) 30 to 50
    • Max Height (stories) Based on adjacent development patterns
    • Building Frontages Public Green Space, Plazas/Courtyards, Gardens
    • Streetscape Facilities Residential Sidewalk, Multi-use Path, Enhanced Multi-use Path, Bike/Scooter Parking, Mobility Lane, Cycle Track, Bioswale
    • Open Space Parks, Plazas, Town Greens/Squares, Courtyards, Greenways, Conservation Areas
    • Linkages See Typical block size
    • Parking / Servicing Based on adjacent development patterns
    • General Use Categories Permitted Residential, Commercial, Civic, Parks/Plazas, Institutional/Educational

  • Summary Table

    Use arrow keys to navigate the table.

    (click to view larger)
    Development Pattern Area Purpose TYP. BLOCK SIZE (AC) TYP. LOT SIZE (AC) TYP. BLDG COVER- AGE (%) MAX HEIGHT (STORIES) BUILDING FRONTAGES STREET- SCAPE FACILITIES OPEN SPACE LINKAGES PARKING / SERVICING GENERAL USE CATEGORIES PERMITTED
    Development Pattern Area Purpose TYP. BLOCK SIZE (AC) TYP. LOT SIZE (AC) TYP. BLDG COVER- AGE (%) MAX HEIGHT (STORIES) BUILDING FRONTAGES STREET- SCAPE FACILITIES OPEN SPACE LINKAGES PARKING / SERVICING GENERAL USE CATEGORIES PERMITTED
    Downtown Carmel’s urban, cultural core and downtown neighborhoods feature the City’s most diverse mix of uses and building scales. This pattern accommodates commercial, industrial, recreational, and importantly, residential uses, among others. 1 to 5 1/8 to 5 Varies 6; 3 story minimum at intersections Lobbies, patios, storefronts, gardens, front yards All except bioswales (refer to Streetscape Facilities section for list of facility types) Parks, plazas, town greens/ squares, courtyards, greenways, shared street 1/8 mile or typical block size, which ever is shorter In alley-loaded garages and lots screened by public facing facades with active ground floor uses Commercial, residential, retail, parks/ plazas, R&D, small batch manufacturing, institutional/ educational, hospitality
    Downtown West Carmel’s freeway corridor with expansive visibility and easy freeway access buffering the freeway from the neighborhoods to the west and urban core and neighborhoods to the east. 3 to 8 1/2 to 8 50-90 6; 3 story minimum Lobbies, patios, storefronts, gardens, front yards All except bioswales (refer to Streetscape Facilities section for list of facility types) Parks, plazas, squares, courtyards, greenways, shared street 1/4 mile In alley-loaded garages and lots screened by public facing facades with active ground floor uses Commercial, residential, retail, parks/ plazas, R&D, small batch manufacturing, institutional/ educational, hospitality
    Downtown East Downtown’s eastern edge transitions in density toward residential neighborhoods east of Keystone Parkway and south of 116th Street. Intended to have more integrated mixed uses as redevelopment occurs. 3 to 8 1/2 to 8 Varies40-80 5; 3 story minimum at intersections Lobbies, patios, storefronts, gardens, front yards, porches, stoops All except bioswales (refer to Streetscape Facilities section for list of facility types) Parks, plazas, courtyards, greenways, shared street 1/4 mile In alley-loaded garages and lots screened by public facing facades with active ground floor uses Commercial, residential, retail, parks/ plazas, institutional/ educational, hospitality
    West Neighborhoods Suburban style living on large, subdivided lots. Area destinations include schools and recreation. Undeveloped parcels exist. 3 to 5 1/8 to 5+ 25-50 4 within Village of West Clay, 2.5 elsewhere Front yards, gardens, porches and stoops Residential Sidewalk, Multi-use Path, Bioswale, Mobility Lane Parks, subdivision common areas, greenways 1/2 mile Limited sizes of parking areas; Located to the side or behind primary structures. Residential, educational, parks
    East Neighborhoods Suburban single-family homes are the dominate land use. Destinations include neighborhood-serving commercial, schools, places of worship, parks and recreation. 2 to 4 1/8 to 3 20-55 2.5 Front yards, gardens, porches and stoops Residential Sidewalk, Multi-use Path, Bioswale, Mobility Lane Parks, greenways 1/2 mile Limited sizes of parking areas; Located to the side or behind primary structures Residential, commercial, educational, parks
    White River A clean, ecological, historic, connected, and active asset for the residents of Carmel and the greater region to experience, reside in and enjoy. N/A Varies Varies 2 greater than the adjacent development pattern except: max of 1 along river and a max of 6 along 96th St Porches, patios, gardens, yards Residential Sidewalk, Multi-use Path, Enhanced Multi-use Path, Bike/ Scooter Parking, Bioswale, Mobility Lane, Cycle Track, Car Parking, Bus Stop Riverfront, greenways, natural trails, riparian corridors, parks, courtyards N/A Limited size, distributed and landscaped lots with low-impact stormwater management practices Parks, institutional, educational, hospitality, retail, residential
    Estates Large, pastoral and rural parcels in a largely natural landscape. Secluded setbacks, architectural fences/ gates. N/A 5+ 15 2.5 N/A Multi-use Path, Bioswale Conservation areas, parks, greenways 1 mile Limited areas associated with structures Residential
    Gateway Large lot mixed-use and commercial areas along or near access points into Carmel. 3 to 10 1/2 to 10 30 to 60 5 Building Lobbies, Patios, Storefronts, Gardens, Front Yards. Avoid parking lot placement between front of building and road/ rightof- way (ROW). Buildings should address a sidewalk/ path, a frontage street or a side street that creates a corner with the road/ ROW. Residential Sidewalk, Multi-use Path, Bioswale, Bus Stop Parks, greenways, plazas, courtyards, buffers (along adjacent Development Patterns only) 1/4 mile along the primary road, 1/2 mile to adjacent Development Patterns Parking laid out in a landscaped aisle pattern that facilitates safe pedestrian circulation and future outlot or infill development Commercial, residential, retail, parks/ plazas, light industrial/ manufacturing, institutional/ educational, hospitality
    Typical Corridors Primary E/W and N/S routes that provide connectivity to community assets throughout the City. These corridors are based on adjacent patterns and serve as transitions between places. They allow expanded housing options and limited commercial as long as they are consistent with the character of adjacent patterns. 1.8 to 5, based on adjacent development pattern Automatic lot splits for lots along a corridor if resulting lots created are within 20% of the typ. lot size of adjacent dev. pattern 20% greater than adjacent development pattern 1 greater than the adjacent development pattern Based on adjacent development pattern, plus lobbies, patios, storefronts, gardens All except bioswales, as appropriate to adjacent development patterns (refer to Streetscape Facilities section for list of facility types) Based on adjacent development patterns Based on adjacent development pattern Side/rear of buildings Based on adjacent development pattern plus limited neighborhood-serving retail/commercial built consistent with the adjacent character as otherwise described
    Monon Urban Promenade This well-designed, amenity-rich, linear park generates transformational reinvestment that, together, enhances and expands urban life and activity in Carmel. 2 to 4 1/8 to 5 40 to 100 6; 3 story minimum at intersections Lobbies, patios, storefronts, gardens, public green space Res. & Comm. Sidewalk, Multi-use & Enhanced Multi-use Path, Bike/ Scooter Parking, Mobility Lane, Cycle Track Parks, plazas, town greens/ squares, courtyards, greenways See Typical block size Based on adjacent development patterns Commercial, residential, retail, parks/ plazas, R&D, small batch manufacturing, institutional/ educational, hospitality
    Monon Greenway Ecological spine connecting Carmel’s Downtown with northern and southern city gateways. 3 to 6 1/8 to 5 30 to 50 Based on adjacent development patterns Parks, Plazas, Town Greens/Squares, Courtyards, Greenways, Conservation Areas Residential Sidewalk, Multi-use Path, Enhanced Multi-use Path, Bike/ Scooter Parking, Mobility Lane, Cycle Track, Bioswale Parks, plazas, town greens/ squares, courtyards, greenways, conservation areas See Typical block size Based on adjacent development pattern Residential, commercial, civic, parks/ plazas, institutional/ educational