Will Troy Get Caramelized?

An article and a shared consulting firm make me think of Carmel, Indiana. Can our town learn anything from this booming suburb of Indianapolis?

One of my favorite internet authors is Aaron Renn. I discovered Aaron a few years through this own YouTube channel and his own substack that you can find here:

Renn discusses issues around urban development, religion, culture, modern masculinity and other topics that make him a midwestern conservative Renaissance man for the 21st Century. Renn is also a resident of our neighboring state, Indiana, living in the up-and-coming Indianapolis suburb of Carmel.

Being a local resident, Renn takes the Carmel story and often looks at what is happening in his hometown and helps put a national flavor on it. Perhaps there is no better representation of this idea than his recent piece in City Journal entitled “Carmeltopia”, in which he is touting how larger suburban communities, that are trending to favor the Democratic Party, can benefit from solid Republican Party leadership. You can read the article here.

And while our local readers to this newsletter might not think that what is happening in Carmel, Indiana has little relevance to what is happening (or more importantly, what is going to happen) here, readers would be advised to stop and consider one point where the two communities significantly overlap. On a more personal note, there are at least a couple readers of this publication that once called Carmel home.

Currently, the firm American Structurepoint is in the process of completing the city’s comprehensive plan. This document will help create a vision for land use for the city for at least the next twenty years. American Structurepoint, is a company with a large presence in Indiana. In fact, they are located right next to Carmel and have had a long history of consulting multiple projects within the community.

Currently, American Structurepoint is managing a full array of programs and projects for the City. The consulting firm explains the relationship this way on their website,

American Structurepoint is providing general program management services for the City of Carmel, Indiana, that includes managing approximately $140 million of roadway construction work including high-level utility coordination, financial tracking, traffic studies, on-call traffic engineering services, and high-level regional traffic management analysis.  Other services provided include roundabout design and landscaping, corridor/on-call surveys, right-of-way engineering and management, land acquisition, conceptual design and renderings, and bridge plan development.

So, what is Carmel like? What are the lessons that communities like Troy can take from Carmel’s experience? Well, through his article, Renn offers a compelling case study for towns like Troy to contemplate, as our community thinks about our future through comprehensive planning. Carmel's transformation from a typical Midwestern suburb into what has been dubbed "the Internet's favorite small city" provides valuable insights for Troy's own development aspirations.

Carmel's success story isn’t so much a function of consultants like American Structurepoint, but rather Renn lays the credit at the feet of the visionary leadership of its long-serving Republican mayor, James Brainard, who recently stepped down after 28 years in office. Under Brainard's guidance, Carmel implemented innovative urban planning strategies that have garnered national and international attention. The city's approach demonstrates how Republican governance can create thriving, attractive communities in suburban settings that have increasingly trended towards Democratic voting patterns in recent years.

One of Carmel's most notable innovations is its extensive use of roundabouts at street intersections. With over 150 roundabouts, more than any other U.S. city, Carmel has effectively reduced traffic congestion, improved safety, and lowered emissions. This infrastructure choice has not only enhanced the city's functionality but also contributed to its distinct identity.

As Troy considers its comprehensive plan, it might explore how similar innovative approaches to traffic management could improve its own urban landscape and quality of life for residents. Troy has received mixed-reviews to roundabouts in the community. The first modern roundabout was placed at the intersection of McKaig Avenue and Dorset Road. A four-way stop that had a history of backing up traffic at certain times of the day.

The five-year-old roundabout seems to function well and there are plans to place one at the intersection of Adams/Riverside/Staunton (another four way stop) and West Main/Stanfield/Experiment Farm (one of the busiest intersections in town). It might make better sense to find other four-way stop intersections to see where these roundabouts have demonstrated success, rather than placing them in heavily travelled intersections with traffic signals.

Beyond traffic management, Carmel invested heavily in infrastructure and amenities that have elevated its appeal. These include a new water-treatment plant, world-class playgrounds, extensive multiuse paths, public art installations, and a state-of-the-art library. Troy could draw inspiration from this holistic approach to city planning, considering how strategic investments in public facilities and spaces could enhance its own attractiveness to current and prospective residents.

Troy has seen considerable investments in both water and wastewater infrastructure over the years; including a multi-million dollar capacity enhancement project at the Wastewater Treatment Plan on Dye Mill Road. But, there hasn’t been a more scattershot approach to recreational programming. Failed tax levies couldn’t produce new baseball diamonds and other enhancements to Duke Park, but the city ensured that a new clubhouse was built at the city’s municipal golf course. The strategic planning process has demonstrated that residents are interested in bicycle infrastructure that links all parts of town and also in a “splash pad”.

Carmel's urban planning strategy also focused on transforming its downtown area. Despite lacking a historic town center, the city reimagined its Main Street and surrounding areas, creating mixed-use developments that blend residential, commercial, and cultural spaces. The Arts and Design District, Midtown, and City Center developments showcase how thoughtful urban design can create vibrant, walkable communities even in traditionally car-centric suburban settings. As Troy evaluates its own downtown and considers future development, Carmel's experience offers valuable lessons in creating dynamic, multi-use urban spaces that can serve as community focal points. Troy has many positive attributes that it can leverage. An iconic downtown and strong organizational support from groups like Troy Main Street are a huge positive.

The success of Carmel's approach is evident in its impressive statistics. With a population just over 100,000, the city boasts a median household income of $130,322 and a high percentage of college-educated residents. Despite its upscale profile, housing remains relatively affordable by national standards, with median prices under $500,000. These figures are quite interesting, because these numbers demonstrate that housing is actually more affordable in a community like Carmel, over Troy.

Latest data puts the median listing price for a home in Carmel at $495,000, with their median household income at $130,322, the typical home is 3.79 times the annual income for the community. Troy’s latest median listing price stood at $325,000 with a median household income at $69,370; in our town the typical home is 4.68 times the annual income.

The "Carmeltopia" model, described by Renn, also demonstrates the importance of long-term vision and consistent leadership in urban planning. Mayor Brainard's 28-year tenure allowed for the implementation of a cohesive, long-term strategy that has transformed the city. Troy has had a history of long-term mayors with some sense of vision for the community. In the 1990s, former Mayor Pete Jenkins worked hard to get the University of Phoenix to locate a small campus in Troy, fostering a vision where residents had access to higher education in our community. Mayor Mike Beamish followed up with making Troy a recreational hub, by working to improve Treasure Island.

When it comes to the current vision of our own community, it is apparent that it is sorely missing in our hometown. If there is a vision, it certainly doesn’t seem to be something that is widely-known and supported by elected officials; rather, any vision seems to be championed by a city bureaucracy buoyed by plans and visions in which earning the public’s trust and buy-in is a low priority; multi-use paths on the south bank of the Great Miami River and South Crawford Street come to mind along with the removal of the low-head dam.

As Troy looks to update its comprehensive plan, the Carmel example underscores the potential for small cities to differentiate themselves through innovative urban planning and strategic investments. However, it's crucial to recognize that each city's context is unique. Troy should not aim to replicate Carmel exactly, but rather to identify its own strengths and opportunities for distinctive development.

The Carmel case study also highlights the importance of public engagement and community buy-in for successful urban transformation. As Troy develops its comprehensive plan, involving residents, businesses, and other stakeholders in the planning process will be crucial for creating a shared vision for the city's future.

Furthermore, Carmel's success in attracting businesses and creating a thriving local economy offers lessons for Troy. The development of over 7 million square feet of office space in Carmel demonstrates how thoughtful urban planning can create an environment attractive to businesses, potentially boosting local employment and tax revenues.

As our community contemplates its future through its comprehensive planning process, the success story of Carmel provides a wealth of insights and possibilities. While the specific strategies may differ, the underlying principles of innovative urban design, strategic infrastructure investment, and creating public support for creating a vibrant community can serve as guideposts for Troy's own development journey.

By learning from Carmel's experience and adapting those lessons to its unique context, Troy has the opportunity to chart a course towards becoming a standout small city in its own right, one that balances growth, quality of life, and community identity in the years to come.

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