Three premier urban design firms have been invited to take part in the CNO District Design Competition, offering their respective visions for the 80-plus acre area east of U.S. 31 and bounded by City Center Drive to the north, Congressional Drive to the east and south and Pennsylvania Street to the west. The area includes the former CNO Financial Group campus among several other properties.   

Browning Day, Ratio Design and Yard & Co. will take on the challenge at no cost to the City of Carmel, with the public invited to review and comment on the design features in August, before the City awards the master plan project to one of the three firms. The design teams were asked to provide concepts that feature exceptional placemaking, advanced sustainability and innovative public infrastructure. 

“We are thrilled to have these three talented firms join us in imagining the next great Carmel neighborhood,” Mayor Sue Finkam said. “I’m especially excited that early input from the community will shape the offerings of what will become both another premier gateway to our city, as well as a distinct destination in its own right.” 

Carmel Clay Parks & Recreation will play a key role in guiding the design work, shaping a district that will devote significant real estate to public spaces, connectivity and engagement. Rivaling Carmel’s popular Midtown Plaza district, features could include: 

• Appealing greenspace with potential for water features, plaza and trails 

• Modern office space 

• Public gathering/entertainment space such as a central lawn or amphitheater 

• A walkable retail and business district with proximity to healthcare providers 

• Housing options appealing to varied life stages of Carmel residents 

• Unique destination elements not found elsewhere in the community 

Carmel’s plans to redevelop the area come at an opportune time. In April 2024, CNO Financial Group relocated its corporate headquarters to a new location in Carmel, 11299 Illinois Street. Since the buildings lining U.S. 31 were built, central Indiana has mirrored the nation in experiencing a shrinking demand for certain classes of traditional office space, resulting in a higher-than-average vacancy rate along Carmel’s Meridian Corridor that includes the CNO district. At the same time, demand for vibrant, walkable residential areas continues to grow in Carmel, which frequently ranks among the nation’s top cities by sources including U.S. News & World Report, Niche and Livability.  

“Reshaping this district gives Carmel the opportunity to replace vacant and underutilized buildings surrounded today by large parking lots with new, active districts that build upon the redevelopment success we have had in the City Center, Midtown and Old Meridian Districts,” Carmel Director of Community Services Mike Hollibaugh said. “We appreciate the property owners in this area, especially CNO Financial Group, who have agreed to work with us in setting a new standard for this part of Carmel, which will provide both residents and visitors alike unique opportunities within the City.” 

Carmel residents can access the designs and make comments August 4-11 via a public portal or at display stations placed at Carmel Clay Public Library, the Monon Community Center and Carmel City Hall. Details on accessing the designs will be promoted on social media, on the City’s website and in Carmel’s community newsletter (link to subscribe) beginning later this month.

Following that process, a team of City staff and councilors, including Vice President Matt Snyder, Finance Chairman Rich Taylor and District Representative Teresa Ayers will make a recommendation for which firm should complete a full master plan of the area. 

“I would like to thank Mayor Finkam for the opportunity for the City Council to be involved early in this process and to weigh in on how to shape the vison of this important opportunity,” said Council President Adam Aasen. “Building a strong business community is vital to keeping our tax rate one of the lowest in the state, while being able to offer world-class amenities to our residents.”