OLD TOWN DEVELOPMENT
MIDTOWN | CARMEL, IN | CONCEPT DEVELOPMENT FOR ZONING Project Summary: 2014.08.16
Overview ART & DESIGN DISTRICT
MIDTOWN | CARMEL, IN CITY CENTER & PALLADIUM
OTD PARCELS | STUDY AREA
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OLD TOWN DEVELOPMENT | MIDTOWN STUDY
OTD WORK SESSION 01 2014.06.20 | Preliminary concepts and test fits - prepare for meeting 01 with Carmel
ART & DESIGN DISTRICT EXTENDED | 01
3 level brownstones - transition to neighborhood new water tower ??? increase office floors - extend to Rangeline centralize parking garage - continue OTD condo concept
more apartment style units
maintain single parcel for automotive center
ption Preferred o ith changes w ADJUSTED ring the du developed meeting ea of the id e h t d e ik L racter” a h c l ia r t s “indu SHIFTED IDENTITY | 02
INFORMED BY INDUSTRIAL PAST | 03 OLD TOWN DEVELOPMENT | MIDTOWN STUDY
3
Use structured parking to provide for urban setting Relocating auto service center allows 4th Street to become a key entry into the district Keep Art & Design District gateway location
Massing and relationship to the streets to create human scaled urban rooms
Implementing the recommended street grid in relation to the parcels currently being developed Celebrating water is the “defining feature� of the District
Street grid and parcels 4
OLD TOWN DEVELOPMENT | MIDTOWN STUDY
Water feature incorporated into the Monon
MAYOR’S MEETING 2014.07.10
Monon Avenue is the “main street” of the district
Introduction of the project concept and how it relates to the Midtown Redevelopment Plan.
LAND USES Approximate size of new water tower (75% larger than existing)
RESIDENTIAL - BROWNSTONES RESIDENTIAL - ATTACHED FLATS OFFICE RESTAURANT | RETAIL
A network of public spaces that can be used in many seasons and encourages walking
Character should be compatible with Arts & Design District but distinct to Midtown
ice skating in winter
Public square at Monon Ave and 4th St. OLD TOWN DEVELOPMENT | MIDTOWN STUDY
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RETAIL: - 6,500 sf OFFICE: - 6,500 sf on 1 level
PARKING STRUCTURE (4 levels): - street level: 100 retail spaces & service - levels 2-4: 450 spaces for office
RETAIL: - 33,500 sf OFFICE: - 134,000 sf on 4 levels
RETAIL: - 25,500 sf OFFICE: - 76,500 sf on 3 levels
BROWNSTONES: - 26 units RETAIL: - 17,000 sf along park OFFICE: - 55,800 sf on 3 levels PARK: - 180’ x 200’
Architectural character and scale 6
OLD TOWN DEVELOPMENT | MIDTOWN STUDY
RETAIL: - 13,500 sf RESIDENTIAL: - as shown does not yet meet goal of 220+ units and all necessary parking
OTD WORK SESSION 2014.07.21
PROJECT STATS RETAIL: OFFICE: ATTACHED FLATS: BROWNSTONES:
96,000 sf 272,800 sf 220 units (**goal**) 60 units
PARKING STATS ** Area changed to: BROWNSTONES - 10 - 14 units (remains flexible to accommodate future water tower and emergency response radio tower)
“REQUIRED”: - RETAIL (3/1000): - OFFICE (4/1000): - FLATS (1.5/unit): - BROWNSTONES (2/unit):
288 spaces 1082 spaces 330 spaces 120 spaces
PROVIDED: - RETAIL: 300 spaces • 100 spaces - street level of garage • 72 on street spaces - Monon Ave. • 64 on street spaces - 1st Ave. • 64 on street spaces - 4th St..
BROWNSTONES: - 21 units
- OFFICE: 700 spaces ** • 450 spaces - 3 levels of garage • 250 in separate “residential” garage ** 6 level garage increases total to 1000 - FLATS: 330 spaces • structured parking (4 levels - 600 spaces) - BROWNSTONES: 120 + • individual garages + limited surface lots
Summary of project configuration and adjustments made during our work session Parking is challenged at this scale of development
Public space character and scale OLD TOWN DEVELOPMENT | MIDTOWN STUDY
7
PARKING STRUCTURE (5 levels): - street level: 100 retail spaces & service - levels 2-5: 550 spaces
RETAIL: - 30,000 sf grocery along Rangeline - 10,600 sf along 4th St. OFFICE: - 44,00000 sf on 2 levels
PARKING LOT (future): - 75 - 80 spaces RETAIL: - 17,000 sf along park OFFICE: - 37,200 sf on 2 levels SQUARE: - 80’ x 200’ PARKING LOT: - 80 spaces
Scale comparison of reducing size of square and height of buildings 8
OLD TOWN DEVELOPMENT | MIDTOWN STUDY
RESIDENTIAL: - as shown meets goal of 220+ units and all necessary parking (330 structured spaces below or creating plinth for residential building) **Condos? RETAIL: - 24,600 sf along 4th St. - option for 9000 sf add on Monon Ave. OFFICE: - 49,200 sf on 2 levels
OTD WORK SESSION 2014.08.07
PROJECT STATS RETAIL: OFFICE: ATTACHED FLATS: BROWNSTONES:
85,000 sf (94,000 sf w/option) 130,400 sf 220 units 60 units
PARKING STATS “REQUIRED”: - RETAIL (3/1000): - OFFICE (4/1000): - FLATS (1.5/unit): - BROWNSTONES (2/unit):
285 spaces 525 spaces 330 spaces 120 spaces
PROVIDED: - RETAIL: 300 spaces • 100 spaces - street level of garage • 72 on street spaces - Monon Ave. • 64 on street spaces - 1st Ave. • 64 on street spaces - 4th St..
d during Option develope oal of hg work session wit able getting to achiev d an parking numbers uare e sq “right-sizing” th
- OFFICE: 630 spaces ** • 550 spaces - 4 levels of garage • 80 parking lot on park block • (75 future parking lot west of 1st Ave.) ** does not include count of future lot - FLATS: • structured parking
330 spaces
- BROWNSTONES: 120 + • individual garages + limited surface lots
Square & buildings reduced in size and height OLD TOWN DEVELOPMENT | MIDTOWN STUDY
9
PARKING STRUCTURE (6 levels): - street level: 100 retail spaces & service - levels 2-6: 700 spaces
RETAIL: - 30,000 sf grocery along Rangeline - 10,600 sf along 4th St. OFFICE: - 89,500 sf on 3 levels
PARKING LOT (future): - 75 spaces * Makes possible total of 200,000 sf of office as shown here & provides centrally located retail parking for evenings and events.
Potential parking configuration with additional property at 4th St. and 1st Ave. 10
OLD TOWN DEVELOPMENT | MIDTOWN STUDY
RETAIL: - 17,000 sf along park OFFICE: - 37,200 sf on 2 levels SQUARE: - 100’ x 200’ PARKING LOT: - 50 spaces
Retail level at Rangeline Ave. and 4th St. - 100’x 300’ grocery along Rangeline
REFINEMENT 2014.08.15
PROJECT STATS RETAIL: OFFICE: ATTACHED FLATS: BROWNSTONES:
RETAIL: - 24,600 sf along 4th St. - option for 9000 sf add on Monon Ave. OFFICE: - 73,800 sf on 3 levels
85,000 sf (94,000 sf w/option) 200,500 sf 220 units 60 units
PARKING STATS “REQUIRED”: - RETAIL (3/1000): - OFFICE (4/1000): - FLATS (1.5/unit): - BROWNSTONES (2/unit):
y RATIO b d e p lo e v Option de e OTD desired at to incorpor d max test fit an approach
285 spaces 800 spaces 330 spaces 120 spaces
PROVIDED: - RETAIL: 300 spaces • 100 spaces - street level of garage • 72 on street spaces - Monon Ave. • 64 on street spaces - 1st Ave. • 64 on street spaces - 4th St.. - OFFICE: 825 spaces ** • 700 spaces - 5 levels of garage • 50 parking lot on park block • 75 future parking lot west of 1st Ave. ** includes count of future lot - FLATS: • structured parking
330 spaces
- BROWNSTONES: 120 + • individual garages + limited surface lots
Public Square & buildings rescaled OLD TOWN DEVELOPMENT | MIDTOWN STUDY
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OLD TOWN DEVELOPMENT
MIDTOWN | CARMEL, IN | Regulating Plan Adoption Draft: 2014.09
S RANGELINE ROAD
1ST AVENUE SW
4TH AVENUE SW
2ND AVENUE SW
R E G U L AT I N G P L A N | S IT E B OU N DA RY M A P
MONON TRAIL
ALLEY
S RANGELINE ROAD
3RD AVENUE SW
1ST AVENUE SW
SITE BOUNDARY
MONON AVENUE
MONON AVENUE
4TH STREET SW
6TH STREET SW SITE BOUNDARY
Legend District Boundary
CARMEL MIDTOWN DISTRICT (Not to Scale)
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Carmel Midtown Regulating Plan
S RANGELINE ROAD
1ST AVENUE SW
4TH AVENUE SW
2ND AVENUE SW
E X I ST I N G Z O N I N G | R E G U L AT I N G P L A N
MONON TRAIL
ALLEY
S RANGELINE ROAD
3RD AVENUE SW
1ST AVENUE SW
SITE BOUNDARY
MONON AVENUE
MONON AVENUE
4TH STREET SW
Legend
6TH STREET SW SITE BOUNDARY
Note: To maintain consistency this site was designed in accordance with existing regulations.. Proposed development standards compared to existing regulations are included on each Sub-Area detail in the forthcoming pages.
B1 - Zoning B2 - Zoning C2 - Zoning I1 - Zoning Rangeline Overlay District Boundary
CARMEL ZONING (Not to Scale)
Draft: September 2014 | 3
R E G U L AT I N G P L A N | S U B - D I ST R I C T S
The four Sub-Districts defined within the Carmel Midtown District describe the intensity and type of uses (in general) as well as inform the design intent of the PUD. The four Sub-Districts within Midtown are defined as follows: Block 1: Sub-District is a mixed-use commercial and office SubDistrict with street and surface parking. This includes a total of 89,300 s.f. retail space and 189,800 s.f. office space. This SubDistrict also includes features such as a 180’ x 200’ neighborhood park/plaza, connections to the Monon Trail/Monon Avenue and enhanced streetscape on 4th Street SW.
Recommended Green Space / Stormwater Facility: Based on the topography of the neighborhood, these areas provide opportunities to consider innovative stormwater solutions for existing and new development. These areas could also provide amenities for the neighborhood. The hatched area does not affect the permitted uses and structures in the underlying subdistrict.
Block 2: Sub-District is a residential district with a focus on multiunit flat type units. This Sub-District is designed to accommodate 220 market-rate rental units and includes as parking structure which will provide 330 spaces for residents. Block 3: Sub-District is mixed-use retail and office wrapping a parking garage on Rangeline Road. This includes 25,500 s.f. of retail and 76,500 s.f. of office. Block 4: Sub-District is a 1 story retail and office development with 6,500 s.f. of retail and 6,500 s.f. of office space.
The four Sub-Districts within the Carmel Midtown District each exhibit a mix of form typologies described and illustrated on the following pages. These are broadly characterized as: • Type A: Multi-Unit Flat • Type B: Ground Floor Retail • Type C: Upper Level Office • Type D Parking Structure Sub-District specific build to lines, number of allowed building levels, curb cuts, and residential driveways are governed by both the subdistrict and associated road typology. As such, these are described in greater detail within the forthcoming pages.
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Carmel Midtown Regulating Plan
S RANGELINE ROAD
1ST AVENUE SW
4TH AVENUE SW
2ND AVENUE SW
S U B - D I ST R I C T S | R E G U L AT I N G P L A N
2ND STRE ET SW
MONON TRAIL
ALLEY
Block 1
3RD STRE ET SW
Block 3
Block 4
S RANGELINE ROAD
3RD AVENUE SW
5TH STREET SW
MONON TRAIL
Block 2
APPLICABLE BUILDING FORMS AND STYLES Block 6TH STREET SW SITE BOUNDARY
1
Type C Type D
2
3
4
Type A Type B
(Not to Scale)
SITE BOUNDARY
Block 1
1ST AVENUE SW
MONON AVENUE
4TH STREET SW
Draft: September 2014 | 5
R E G U L AT I N G P L A N | B L O C K 1 BLOCK 1: REGULATING PLAN ALLEY
3RD STREET SW
SITE BOUNDARY
MONON TRAIL
4TH STREET SW
4TH STREET SW
c
Block 1
MONON AVENUE
FUTURE MONON AVENUE
a
b
1ST A VENUE SW
Block 3
c
RANGELINE ROAD
SITE BOUNDARY
Block 1
5TH STREET SW
Street Type:
Legend
a. Monon Avenue (see page 16) Property Line Street Type
a
Type a.
b
Type b.
c
Type c.
b. 4th Street SW (see page 17) c. Side Street (see pages 18-19)
1st Floor Commercial Permitted On Street Parking Driveway Location Open Space
(Not to Scale)
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Carmel Midtown Regulating Plan
B L O C K 1 | R E G U L AT I N G P L A N BLOCK 1: BUILDING LEVEL REGULATIONS
BLOCK MAP 1
1ST AVENUE SW
1
Office
9’
Office
9’ 9’
FH
10’
Retail
LS
SH (Principal) 10’
Office
FF
SW
This massing model illustrates some of the development standards in the table below.
LA
LOT AREA
Min: None
LW
LOT WIDTH
FF
FRONT FACADE ZONE
LS
LANDSCAPE YARD
SW
SH
FH
SIDEWALK WIDTH
Min: None Min: 0’ from ROW Max: 10’ from ROW (Steps, porch’s and other appurtenances excluded from measurement) Min: 6’ Wide Min: 10’ Wide Max: None (Specified by street typologies starting on page 15)
STREETWALL HEIGHT
Min: 3 story (principal) Max: 5 story (principal)
FLOOR CEILING HEIGHT
Min: 10’ 1st floor, 9’ all other floor‘s Max: None
COMPARISON OF STANDARDS MIDTOWN ZONING
Min: 100% Streetwall Height Min :3 Story, Max: 5 Story Floor Ceiling Height Min: 10’ 1st Floor, 9’ All Other Floors Landscape Yard Min: 6’ Wide Sidewalk Width Min :10’ Wide Lot Coverage Min: 100% Front Facade Zone Max: 10’ from ROW I1 Zoning:
EXISTING ZONING
LC
LOT COVERAGE
Building Height Max: 60’ Lot Coverage Min: 0%, Max: 90% Front Facade Zone: Min 15’, Max N/A from ROW Monon Overlay: Min: 45’ Setback from Centerline of Monon Max: N/A, Side and Rear Setbacks 15’ Residential Uses are Permitted Regardless of Underlying Zoning District Max: 15,000 s.f. Building Footprint Front Facade Zone Min: 20’ from ROW
Draft: September 2014 | 7
R E G U L AT I N G P L A N | B L O C K 2 BLOCK 2: REGULATING PLAN
a
c
SITE BOUNDARY
1ST A VENUE SW
MONON AVENUE
LOCATION MAY VARY
SITE BOUNDARY
c
RANGELINE ROAD
Block 2
SITE BOUNDARY
MONON TRAIL
5TH STREET SW
Block 4 MONON AVENUE
FUTURE MONON AVENUE
MONON TRAIL
c
6TH STREET SW
Street Type:
Legend
a. Monon Avenue (see page 16) Property Line
a ab bc c
Street Type Type a.
b. 4th Street SW (see page 17) c. Side Street (see pages 18-19)
Type b. Type c. On Street Parking Driveway Location Open Space
(Not to Scale)
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Carmel Midtown Regulating Plan
B L O C K 2 | R E G U L AT I N G P L A N BLOCK MAP
1ST AVENUE SW
BLOCK 2: BUILDING LEVEL REGULATIONS
2
FH
9’ 9’
20’
tial Residen tial Residen tial Residen tial Residen tial Residen
9’
SH (Principal)
9’ 10’
FF
LS
SW
This massing model illustrates some of the development standards in the table below. Min: 100%
LA
LOT AREA
Min: None
LW
LOT WIDTH
Min: None
FF
FRONT FACADE ZONE
LS
SW
SH
Min: 0’ from ROW Max: 20’ from ROW (Steps, porch’s and other appurtenances excluded from measurement)
LANDSCAPE YARD
Min: 6’ Wide (Specified by street typologies starting on page 15)
SIDEWALK WIDTH
Min: 6’ Wide Max: None (Specified by street typologies starting on page 15)
STREETWALL HEIGHT
Min: 2 Story (principal) Max: 5 story (principal)
FLOOR CEILING HEIGHT
Min: 10’ 1st floor, 9’ all other floor’s Max: N/A
COMPARISON OF STANDARDS MIDTOWN ZONING
LOT COVERAGE
EXISTING ZONING
LC
Streetwall Height Max: 5 Story, Min 2 Story Floor Ceiling Height Min: 10’ 1st Floor,9’ All Other Floors Landscape Yard Min: 6’ Wide Sidewalk Width: Min: 6’ Wide Lot Coverage Min: 100% Front Facade Zone Max: 20’ from ROW I1 Zoning: Building Height: Max 60’ Lot Coverage Min 0%, Max 90% Front Facade Zone: Min 15’, Max N/A from ROW Monon Overlay: Min: 45’ Setback from Centerline of Monon Max: N/A, Side and Rear Setbacks 15’ Residential Uses are Permitted Regardless of Underlying Zoning District Max: 15,000 s.f. Building Footprint Front Facade Zone: Min: 20’ from ROW
FH
Draft: September 2014 | 9
R E G U L AT I N G P L A N | B L O C K 3 BLOCK 3: REGULATING PLAN ALLEY
4TH STREET SW
a
b
4TH STREET SW
c
MONON AVENUE
FUTURE MONON AVENUE
3RD STREET SW
SITE BOUNDARY
MONON TRAIL
SITE BOUNDARY
Block 1
Block 1
1ST A VENUE SW
RANGELINE ROAD
Block 3
c
5TH STREET SW
Street Type:
Legend
a. Monon Avenue (see page 16) Property Line Street Type
a
Type a.
b
Type b.
c
Type c.
b. 4th Street SW (see page 17) c. Side Street (see pages 18-19)
1st Floor Commercial Permitted On Street Parking Driveway Location Open Space
(Not to Scale)
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Carmel Midtown Regulating Plan
BLOCK
3 | R E G U L AT I N G P L A N
BLOCK 3: BUILDING LEVEL REGULATIONS
BLOCK MAP
1ST AVENUE SW
3
SH (Principal) FF FH
9’ 9’ 9’ 10’
Co Of Of Of mm fic fic fic erc e e e ial
10’
LS SW
This massing model illustrates some of the development standards in the table below. Min: 100%
LA
LOT AREA
Min: None
LW
LOT WIDTH
Min: None
FF
FRONT FACADE ZONE
LS
SW
SH
FH
LANDSCAPE YARD SIDEWALK WIDTH
Min: 0’ from ROW Max: 10’ from ROW (Steps, porch’s and other appurtenances excluded from measurement) Min: 6’ Wide Min: 10’ Max: N/A (Specified by street typologies starting on page 15)
STREETWALL HEIGHT
Min: 2 story (principal) Max: 5 story (principal)
FLOOR CEILING HEIGHT
Min: 10’ 1st floor, 9’ all other floor’s Max: N/A
COMPARISON OF STANDARDS MIDTOWN ZONING
LOT COVERAGE
EXISTING ZONING
LC
Streetwall Height Min: 2 Story, Max: 5 Story Floor Ceiling Height Min: 10’ 1st Floor, 9’ All Other Floors Landscape Yard Min: 6’ Wide Sidewalk Width Min: 10’ Lot Coverage Min: 100% Front Facade Zone Max: 10’ from ROW B1 Zoning: Rangeline Overlay Supersedes Min: Lot Width 50’ B2 Zoning: Rangeline Overlay Supersedes Min: Lot Width 50’ Rangeline Overlay: Front Facade Zone Max :10’ from ROW Building Height Min: 26’ Max 55’ Streetwall Height Min: 2 Story, Max: 5 Story Building Footprint Max: 45’ Sidewalk Width Min: 12’
Draft: September 2014 | 11
R E G U L AT I N G P L A N | B L O C K 4 BLOCK 4: REGULATING PLAN
Block 2
c
SITE BOUNDARY
1ST A VENUE SW
a
c
RANGELINE ROAD
SITE BOUNDARY
SITE BOUNDARY
MONON TRAIL
5TH STREET SW
Block 4 MONON AVENUE
FUTURE MONON AVENUE
MONON TRAIL
c
6TH STREET SW
Street Type:
Legend
a. Monon Avenue (see page 16) Property Line Street Type
a
Type a.
b
Type b.
c
Type c.
b. 4th Street SW (see page 17) c. Side Street (see pages 18-19)
1st Floor Commercial Permitted On Street Parking Driveway Location Open Space
(Not to Scale)
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Carmel Midtown Regulating Plan
B L O C K 4 | R E G U L AT I N G P L A N BLOCK 4: BUILDING LEVEL REGULATIONS
1ST AVENUE SW
BLOCK MAP
FH
9’
cial mer Com
10’
cial mer m o C
4
SH (Principal) 10’
LS FF
SW
This massing model illustrates some of the development standards in the table below. Min: 100%
LA
LOT AREA
Min: None
LW
LOT WIDTH
Min: None
FF
FRONT FACADE ZONE
LS
SW
Min: 0’ from ROW Max: 10’ from ROW (Steps, porch’s and other appurtenances excluded from measurement)
LANDSCAPE YARD
Min: 6’ Wide (Specified by street typologies starting on page 15)
SIDEWALK WIDTH
Min: 10’ Wide Max: N/A (Specified by street typologies starting on page 15)
SH
STREETWALL HEIGHT
Min: 2 story (principal) Max: 5 story (principal)
FH
FLOOR CEILING HEIGHT
Min: 10’ 1st floor, 9’ all other floor’s Max: N/A
COMPARISON OF STANDARDS MIDTOWN ZONING
LOT COVERAGE
EXISTING ZONING
LC
Streetwall Height Min: 2 Story, Max: 5 Story Floor Ceiling Height Min: 10’ 1st Floor, 8’ All Other Floors Landscape Yard Min: 6’ Wide Sidewalk Width Min: 10’ Wide Lot Coverage Min: 100% Front Facade Zone Max: 10’ from ROW I1 Zoning: Rangeline Overlay Supersedes Rangeline Overlay: Front Facade Zone Max: 10’ from ROW Building Height Min: 26’ Max 55’ Streetwall Height Min: 2 Story, Max: 5 Story Building Footprint Max: 45’ Sidewalk Width Min: 12’ Lot Width Min: 50’
Draft: September 2014 | 13
R E G U L AT I N G P L A N | ST R E ET T Y P O L OG I E S
The three Street Typologies defined within the Carmel Midtown District inform the design intent of the street and are illustrated in the following pages. The three Street Typologies within Midtown are defined as follows: Type A: Monon Avenue. This street typology is designed to be constructed in phases and utilizes a 130’ Right-Of-Way. This street will accommodate both vehicular and pedestrian uses with the Monon Trail routed to the center. This typology also accommodates on street, parallel parking. Type B: 4th Street. This typology is designed with 4th street as collector, thru street that will be the “Gateway to Midtown”. This typology utilizes a 100’ Right-Of-Way, accommodates on street parking, wide sidewalks and landscaped medians designed to instill a sense of place with active street life and neighborhood commercial core. Type C: Side Street. This typology is designed with flexibility in mind and to utilize a 70’ Right-Of-Way. As depicted this street typology features a flexible design to accommodate on street parallel and perpendicular parking while still providing ample pedestrian space.
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Carmel Midtown Regulating Plan
ST R E ET T Y P O L OG I E S | R E G U L AT I N G P L A N
S RANGELINE ROAD
1ST AVENUE SW
4TH AVENUE SW
2ND AVENUE SW
STREET TYPOLOGY OVERVIEW
2ND STRE ET SW
MONON TRAIL
ALLEY
3RD STRE ET SW
b
a
a b c
Street Type Type a.
c
5TH STREET SW
S RANGELINE ROAD
MONON TRAIL
3RD AVENUE SW
c
Legend
SITE BOUNDARY
4TH STREET SW
1ST AVENUE SW
MONON AVENUE
MONON AVENUE
4TH STREET SW
c
6TH STREET SW
SITE BOUNDARY
Type b. Type c.
(Not to Scale)
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R E G U L AT I N G P L A N | ST R E ET T Y P O L OG Y A STREET TYPOLOGY A: MONON AVENUE
8’ 12’ 1’ Parking Sidewalk (Bumpout Behind)
12’ Drive Lane
1’
6’
10’ Trail
15’ Open Space
15’ Open Space
10’ Trail
6’ 1’
12’ Drive Lane
8’ 1’ Bumpout 12’ Sidewalk (Parking Behind)
PHASE 1
PHASE 2
ROAD TYPOLOGY
a
MONON AVENUE As Depicted 130’ R.O.W.
(Not to Scale)
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Carmel Midtown Regulating Plan
ST R E ET T Y P O L OG Y B | R E G U L AT I N G P L A N STREET TYPOLOGY B: FOURTH STREET
12.5’ Sidewalk
4’
8’ Open Space
1’
8’8’ Parking/ Parking/ Bumpout Bumpout
12’ Drive Lane
8’ 1’ Parking/ Bumpout
12’ Drive Lane
ROAD TYPOLOGY
8’ Open Space
4’
12.5’ Sidewalk
b
FOURTH STREET As Depicted 100’ R.O.W. (Not to Scale)
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R E G U L AT I N G P L A N | ST R E ET T Y P O L OG Y C STREET TYPOLOGY C: SIDE STREET (OPTION 1)
16’ 8’ 1’ Sidewalk/Flex Parking/ Bumpout
10’ Drive Lane
1’
10’ Drive Lane
ROAD TYPOLOGY
8’ 16’ Parking/ Sidewalk/Flex Bumpout
c
SIDE STREET As Depicted 70’ R.O.W.
(Not to Scale)
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Carmel Midtown Regulating Plan
ST R E ET T Y P O L OG Y C | R E G U L AT I N G P L A N STREET TYPOLOGY C: SIDE STREET (OPTION 2)
6’ 1’
18’ Parking
10’ Drive Lane
18’ Parking
10’ Drive Lane
ROAD TYPOLOGY
1’
6’
c
SIDE STREET As Depicted 70’ R.O.W.
(Not to Scale)
Draft: September 2014 | 19
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