The Land Use Committee spent the second half of its meeting discussing the US 31 sub-area plan, hearing residents’ concerns about mapping, lighting standards and the potential effect of mixed-use redevelopment on existing, more-affordable neighborhoods.

A resident asked that Market District be removed from the sub-area plan to prevent the area from being redeveloped at greater height or density. Another attendee urged the committee to address lighting intrusion, saying Carmel’s commercial lighting “glows. It doesn’t glare,” and recommending the plan use fixture standards rather than boundary light-metering to control spillover.

Staff said the sub-area plan provides high-level guidance and is not zoning: it establishes a vision to guide future conversations and development rather than mandate changes. Planning staff noted the corridor’s last comprehensive sub-area work is more than 20 years old and pointed to the need to update guidance so the city can respond to evolving market demand and encourage mixed-use, walkable options in appropriate locations.

Committee members and residents raised repeated concerns about where the plan boundary is drawn and whether inclusion on the map could signal developers that denser redevelopment is encouraged—potentially increasing property values and affecting existing affordable housing stock. Staff suggested clarifying the plan by retaining boundaries but adding descriptive language and map hatching to identify areas already governed by existing PUDs (planned unit developments) or those meant to remain low-scale.

Several members asked staff to consider shortening the boundary to focus the plan on parcels likeliest to redevelop and to add stronger, contextual language about transitions from higher-intensity corridor uses to adjacent neighborhoods. Staff said some parcels already have approved developments (for example, sites governed by existing PUDs) and committed to reconcile the map and language so the plan communicates intent without creating unintended market signals.

The chair asked staff to return with a redraft that incorporates the committee’s comments. Staff and the chair confirmed the committee will revisit the sub-area plan at the next Land Use meeting, scheduled for Wednesday, Feb. 4, after the next council meeting.