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HomeMy WebLinkAboutProject at intersection of I 465 and US 31 I-465 and Meridian A Trammell Crow Company Development 1 1 1 1 I I I I Table of Contents Page Introduction to Trammell Crow Company 1 Project Description 3 Aerial 5 Vicinity Map 6 Site Analysis 7 -- Zoning and Land Use 8 Proposed Zoning 9 Conceptual Site Plan 10 — Existing Trees 11 Tree Plan 12 Drainage Plan 13 — Traffic Plan 14 Summary of Most Appropriate Use Evaluation 15 Summary of Transportation Plan 19 Summary of Utility and Drainage Plan 22 Covenants and Commitments Pocket M. MOO AIM i TrammellCrowCompany ICommercial 8650 Commerce Park Place Suite L Indianapolis, Indiana 46268 ITRAMMELL CROW COMPANY 317/872-7770 Starting with one warehouse built in 1947 in Dallas,Texas Tram- mell Crow Company has become the nation' s largest privately held real estate firm. Trammell Crow and his partners have created a unique structure in American business and have nurtured the com- rpany to the top of the real estate industry. The success of Trammell Crow Company has been based on four key ingredients: 1. The Vision of Trammell Crow - Trammell Crow, the founding partner of the company, has been a true visionary in American business. His concepts of real estate are the basic rules in the real estate industry today and his vision and spirit still lead his partners in the fifth decade of Trammell Crow' s development efforts. 2. Long term ownership - The partners of Trammell Crow Company don' t consider themselves short swing opportunists whose ob- jective is to turn property at high profit at the earliest opportunity. Trammell Crow Company is a long term owner of quality investments and this prospect affects all of the company' s business decisions. The Trammell Crow Company partners opt for quality building materials and conservative building techniques. They strive for architecture that will r' stand the test of time. Their marketing strategy for a build- ing is designed to provide a stable base of top credit ten- nants and our property management team is dedicated to ten- - nant satisfaction and sound maintenance, not bottom line in- come. Trammell Crow Company is not an absentee landlord; our offices are in our own buildings, and problems are discovered on site before they become an inconvenience to our tenants. While projects are occasionally sold, it is the express goal of Trammell Crow Company to hold its developments as long term investments for the partners. 3 . Building quality - It simply makes sense that as a long term owner, the partners of Trammell Crow Company choose the high- - est quality building materials and spend more than most devel- opers for roofs, foundations, mechanical systems, etc. As long term owners, we know that a shortcut during construc- tion will cause major maintenance problems through the life of a building. Hamilton Lakes in Chicago, The Galleria in Atlanta, Milwaukee Center in Milwaukee, The Arboreteum in Austin and the majority of the Dallas skyline are all testa- - ments to the highest quality developments a local market can boast of. Page 2 4 . Local autonomy through a partnership structure - The partners of Trammell Crow Company believe that real estate development is an entrepreneurial activity.The best decisions are not made by tiers of committees or layers of corporate executives cloistered in some isolated headquarters office; — they are made by the locally based operating partner who is attuned to the momentum of the market, has cultivated a local contact base of key decision makers, and has gained the con- - fidence of the community. The proven leasing agent in Trammell Crow Company is eventually selected for partnership status. Initially this involves receiving a percentage of ownership in the development projects in his or her locality. The company gives the individual an opportunity to own signi- ficant tangible assets, participate in the cash flow and accumulated depreciation of the property, and utilize the tax benefits of real estate ownership, all without any capital contribution. Trammell Crow Company rewards "sweat" with "sweat equity" and the more valuable the labors of a partner the more benefit he or she realizes. Trammell Crow Company now has developed over 20 billion dollars _ worth of assets in 90 cities nationwide. It is a unique company in the history of American business and will continue to provide the highest quality developments for office , industrial, and retail users in the United States. PROJECT DESCRIPTION Existing Site Features The site of the proposed project is located approximately twelve miles north of downtown Indianapolis and about six miles southwest from the City of Carmel. Specifically, the irregular shaped, 69.3-acre site is situated north and adjacent to Interstate 465 (I-465) at the intersection of U.S.Highway 31 (U.S.31), also known as Meridian Street. The primary form of vegetation on site is trees. The tallest (some at 80+ feet), densest and most mature trees are concentrated in an approximately 400-foot wide area along the western edge of the property. The most dominant species are Beech (Fagus s2.) and Maple (Acer sm.). The remainder of the site is covered by smaller and less dense tree growth. Second-story growth such as Sumac(Rhus sp.) and Grey and Silky Dogwood (Cornus sp.) composes a large amount of the vegetation on the eastern portion of the site. Two large spoil/fill piles of earth are located in the northwest area of the site. The area occupied by the newly constructed Clair-Knotts drain is totally disturbed and is currently devoid of any vegetation. There are three points of access to the site, from the frontage road off of U.S.31 near the Tutwiler Cadillac dealership, from 103rd Street, and from College Avenue. The primary access point for the project will be from the intersection of 103rd Street and Pennsylvania Road. Extending Pennsylvania Road,which now ends north of 103rd Street,will not only provide for internal site circulation but will also divert traffic from the adjoining residential neighborhood. Site Zoning The site is currently zoned Residential District (R-1 and S-2) and Business District (B-5). The proposed project includes a request to change the Residential District of R-1 and S-2 to the Business District of B-7,B-6 and B-5. The higher density B-6 district is proposed for the southern portion of the site adjacent to I-465. The lower density B-7 district is proposed for the northern portion of the site contiguous to the existing residential area. The B-7 district will provide a transition area between the residential area, known as Northridge and the B-6 district. Conceptual Site Plan The proposed conceptual site plan incorporates the following principles as the basis for planning: . The proposed project will provide appropriate uses adjacent to the intersection of I-465 and U.S.31. . The proposed project will accentuate the existing site features and preserve, protect and enhance the existing trees. . The proposed project will provide an integrated and phased development with an overall master plan and specific design guidelines for the entire development. . The proposed project will assure that compatible uses and buffer areas will be —' adjacent to the residential community, thereby protecting the community from being impacted in a negative way. 3 The proposed project consists of six office buildings of three to six stories in height, a 200-room hotel, and structured and surface parking for 2,696 cars. The proposed project will be developed in phases responding to existing market demands. Each phase is planned to affect only a portion of the site at one time so that the overall site will appear to be complete at any given time. Undeveloped portions of the site will be kept as natural landscaped areas until development occurs. The site open space and landscaped areas will complement the buildings and structures and reflect an extension of their design excellence. The final development will be a cohesive, harmonious and aesthetically pleasing office park. The primary objective of the overall site plan was to maintain the existing wooded character of the area while being compatible with the adjacent residential area. The landscaped and open space areas in the proposed plan constitute more than half(57.4 percent) of the total site acreage. This will allow many of the existing trees to be included in the overall site design. Special precautions will be taken to ensure the safety of trees during construction. This is particularly true for the larger trees located at the western end of the site. Reforestation will -' occur where necessary to maintain and extend the existing wooded character of the site. The Clair-Knotts drain will be reconfigured to resemble a creek, recreating a more natural drainageway. The lake shown in the proposed plan will function as an on-site storm water retention basin. Both the existing drain and the lake will be developed as site amenities enhancing the natural character of the site. Most importantly, the plan was conceived to be compatible with the adjoining residential community. The major roadway through the site is planned to create an edge and buffer between the project and the residential community to the north. A landscaped buffer zone will -� be developed between the extension of Pennsylvania Road and the northern site boundary. This buffer zone, which is 80 feet wide at the narrowest point,will include earth berms which will be a part of the reforestation efforts for the open space system. In addition to visually screening the project from the neighboring community, the office buildings will be located a minimum of 300 feet from the northern boundary. 7s095:0007 4 • r (1:: 4' �.t :. i , , . �r `` ��` +�op,t� I'�'` fir '+ tro, s .- ;•i., so $. 1 - - 04.. oriffill • « 1 r ��y ►ter . 4 1144- -4 ., 1 , Air.,1 *•1141: ?.; It'. • PA I. a'" I:,; .•'•. . OP! ,1.140.- • • a .0 i't•'r, Y'41wisf C's 1 I { + - v' , I • ► • �r14 1�r s' f d ► t 10111 } .1,, „,, •a i - . . 4,444 * , art" ,,,, ! .• 1 , '4 • ., ' I 44 i ' • •rte iFF:�1 � ` `' ii., ril, PaE, , - .- . .. liF 4 I Y'''`� li ',• . 'YA ` F ' �.) I 3 is i . JP . .. 1 1 I hillitione4mili t • 1 41 . ,J . ,,,, ,,,., G ,4 i -,.: A•• 1 II) I 411 11 y • III '' ,4, - It. , •a • 4. ail' IV44 .Vit •` MF w' ` I •-•0--. • • tft • 1 t ..# ' qA � A . 7� . ..,• t` a 'ti , `a� �+ • p 'fie 1) ..S'\( '-',t_,#' *". F..V ��`.. _ . '1.�,. I • 146th ST ■ ''� i j/ CARMEL / ' ) j E� f • ,16th ST. ..., 8 MERIDIAN CORRIDOR 108th ST. �. o: 7 Wi SITE f o• .L mi 421' c _ ai HAMILTON CO. : 96th ST. < MARION CO. a 91st BT. YN ¢ � — sem 5T. ° 3 � a \c‘ )._ S 00 79th',7h .._. ,/'‘...%****--' ._. \\\\ \s5 cu ,,,v, `_—T F, SITE ae wo Wa ■ INDIANAPOLIS •lie P16.1101040 miffCum ,. .-- / n � " mo 10 o'65 T•\ I Regional \lap -_-_..... Vicinity Map 1-465 & Meridian \Trammell Crow Company Development I.U.1t S PAUL I.C'RIPE.INC. URBAN DESIGN GROLP —— — Pflum,Klausmeier&Wagner _ i f. I J r AiL 11 Jt O 0 A IF— \ �111(J11�1111�1�J)�17 1111111 1 11 I , x 1, r; rr. j ,......,_.), ,j.„_,;,./.........:,;),-.:_r: ', ' • , , 1 . Pr/ . y��`��@� . TAk fr \Q � , .. - e i . ! �V � �rh � �SIIIIIII11000,,,,,,11111:7,!:: a°nu,,nllllW ':. f ' >-Sr.fl ' : nnu ,Il -1 II 1 ,. I Site Analysis s Mature Tree Stand Views 0 Existing Vegetation �lN 0/ Primary Access mo7) Secondary Access 4 Natural Drainage � ,),W,[1,0 topographic Edge 1111 Buffer Zone I-465 & Meridian Restricted Development"Lone Spoils Area ® Roadway Terminus A Trammell Crow Company Development I'I)AW /� PAUL L GRIPES INC'. ;/ URBAN DESIGN GROUP — — I�h PDum,Klausmeler&Wagner — II n n i i! III I - Indiana Farmers_ - "" i 1 - "h4I Mutual Buildin• KSM Builtling 1 Wainwright I'♦•••♦•♦•♦♦♦•- .: Bank ♦♦♦♦♦♦ Building - i i" i_;:_: 1 .•..000•♦000� -- -- _ i 'N •iii g...Ns■■■■■.t Will-Mai\ N 4,,, , el Malta •♦••!•♦•♦•••♦•♦•••f _\\\ ♦♦•_.♦..♦•♦ r ..• ::a:1 I 2 Gifts . \ ., 4: t14&/ ••••♦•♦•'�•••♦•♦•♦•••♦•.0 i rAt11iL i 'Three Off. A 1 �:::El": : ■■" '-u—r-/-=111.1 P „:, i g " The Green s Meridian I' glli on Meridian1 at the 1�INIIIIIIIIItI�II i < ' interstate 1....1.........•• r _ _ 3 m t' 1 a e11HllIHII ! 1 ' a Current Zoning: R-1 ' `:f i Tutwiler=:::j Requested Zoning: B 7 7 Pilgrim : I=M,Cadillac___j 12.75 acres Lutheran C :::S•••'• _ I. Church 7 :a;_. Current Zoning: S: .■:■..■:■■■:I11 I xl Requested Zoning: B 7 Leg acres •e• u: '- ■■.• Current Zoning: S-2\ !':!.!!uui! !ui!uiI N \ , Current Zoning: S-2■ t Requested Zoning: B-6 1111tt111111t na :.9.uu 39.92 acres 1 1 l' I °IIIIIIIIIIII ""'„"I:'I:':R .9 II 465 r•'•r•rr•rannw"r I rIII l ff � —adIMIIIII1 I i9{+- , i w _2 - g_5 i 2 o 'a Gasoline Gasoline 0 I Service Service '� I Station Station i"" 1 Hamilton County - -• Marion County 96th street PI Zoning & Land Use R I Residence District \ B1 Business District R-3 Residence District z B 3 Business District 1I1, S 2 Residence District W B 5 Business District r I-465 & Meridian 1 l A Trammell Cross Company Development X B 6 Business District P; I 1. Z\ PAUL C'RIPE,INCINC. 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I* . 1 117 !N r _ f.1 .aTk r ilii - ° i _ __, r r p 1 Conceptual Site Plan Site Data Land kccuunt Mee: 1 3 Story 70,875sf 284 Parking Spaces Required Roark 8.32ac 12.1°6 1 4 Story 94,500sf 378 Barkin¢ 13.15ac 19.0% 2 5 Story 112 SOOsf 900 Budding. 7.98ac 11.5% 2 6 Story 14I,750sf 1,134 Landscape Open Space 39.85ae 57.4% Total Site 1-465 & Meridian lintel I 200 Rooms 254 Acreage 69.3000 100% 2,696 Total Parking Spaces Required A Irammell Cum ('umpan) UciclGpnlrnt ri EDAW Parking:3 Structured 1,470 Parking Spaces PAUL I.CRIPE,INC. Surface 1.226 URBAN DESIGN GROUP 2,696 Total Parking Spaces Provided ., ,,,, IPflum,Klautmeier&Wagner I I I I r 1 7. Ir V J`[ x c 4 j1 I :-- _i r bl v k � __— ' r l .16 ill . e ., 41. r , ... 4. , _. , _ . )t[ _ .....". ,„, r ____ Existing Trees 1-465 & Meridian A Trammell Crow Company Development W URB N r.. \.: PAUL I.CRIPE,INC. 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A 01S , n1� C.11) I, Irn 0 if, i ` •,,• •,i 11 L_. _____,_i • � n In n .r:-.'..)117) ti • I1 ,I ( — A Deferred development area pending plans for interchange Traffic Plan B Improved 103rd Street (by Trammell Crow) C Pennsylvania St. -- D 103rd/Penn. St. extension (by Trammell Crow) E Internal circulation roadway (by Trammell Crow) 1-465 & Meridian F Service roadway (by Trammell Crow) .... \ Ira 11 Grow (umpam i)e elopmrnl .1.1‘i G Traffic Signal (by Trammell Crow in cooperation with IDOH ••.N. H Intersection Improvement (by Trammell Crow) — I Realignment to assure traffic diversion (by Trammell Crow) — 14 1.1 rl plI 6320 NORTH RUCKER ROAD,SUITE D gicketi' I 6, chick% j1444:ja•ate4 Jne• INDIANAPOLIS, INDIANA 46220 (317) 257-6255 Mr. Samuel Gillespie July 23, 1987 Trammell Crow Company 8650 Commerce Park Place, Suite L Indianapolis, Indiana 46268 RE: Most Appropriate Use Evaluation of an approximate 70 acre tract situated at the Northeast Quadrant of Inter- state 465 and North Meridian Street (U.S.31) in Carmel-Clay Township, Hamilton County, Indiana Per your request, Richard E. Nichols Associates, Inc. has conducted an in- spection and analysis of the referenced property for the purpose of rendering our opinion as to the most appropriate (best) use of the subject site. Most appropriate use is defined as: MOST APPROPRIATE USE. In planning and zoning, the land use that is in the best interest of the community as a whole and will pro- - mote the greatest good for the greatest number; may or may not be the highest and best use; may be a present use or a future use.* _ Implied within this definition is recognition of the contribution of that specific use to community environment or to community development goals in addition to financial feasibility. *Source: The Dictionary of Real Estate Appraisal, Copyright by the American Institute of Real Estate Appraisers of the NATIONAL ASSOCIATION OF REAL- TORS, an Illinois Not For Profit Corporation, 1984, Page 206. APPRAISING • BROKERAGE • REAL ESTATE • COUNSELING • DEVELOPMENT In accordance with the foregoing definition, our analysis includes consid- eration of the referenced property's: 1. physical characteristics, 2. surrounding land uses, 3. demographics, 4. construction activity, 5. general economic profiles of both the Carmel community and the greater Indianapolis metropolitan area, 6. compatibility of potential development with surrounding properties. These uses have been analyzed in the context of the property's "image" lo- cation at the I-465/North Meridian Street interchange on the southwest side of the prestigious Carmel-Clay Township suburban area of Indianapolis. Many of the potential uses do not appear to reflect an appropriate "image" use for this location, while others do not appear feasible due to the site's physical constraints including extensive frontage along abutting, elevated Interstate 465, 120-foot high light standards brightly illuminating the southwesterly portion of the property, poorly drained — Brookston soil types comprising the majority of the land, as well as the established single family residential housing adjoining the subject proper- ty to the north. Potential development alternatives including single fami- ly; multi-family; light industrial; and commercial uses including shopping centers, hotels/motels, commercial retail/service and office development have been evaluated. Three types of property uses are concluded to be ap- propriate for the subject site: 1. "Garden" Style High Quality Multi-Family Development. 2. Mid- to High-Rise "Luxury" Hotel Development. 3. Mid- to High-Rise Class "A" Office Development. The large site size precludes feasible development of the entire property with a mid- to high-rise luxury hotel/motel development, thus, only a small portion of the site is believed reasonably developed with such a use. In evaluating low-rise multi-family development versus mid- to high-rise of- fice development of the remainder of the property, high quality office and potential hotel/motel development is believed to be in accord with current and projected future land use trends along the Meridian corridor and such development is believed to represent a far superior "image" use than would garden style apartment developments at this prime location. Furthermore, office development would enhance the community tax base and provide a su- perior return to ownership to a greater degree than would a multi-family apartment projent. MOST APPROPRIATE USE EVALUATION NE QUADRANT 1-465 & MERIDIAN STREET - PAGE 2 'I HAMILTON COUNTY, INDIANA The conclusion of office and potential hotel/motel development of the site to be the most appropriate use of the property would necessitate a revision of current zoning. The most appropriate zoning classification is believed reflected by the B-6 zoning district classification which appears appropri- ate considering the subject site's location adjoining U.S. 31 and Inter- state 465, its resulting, high commercial potential, and its accessibility not only from U.S.31 but also from College Avenue and Pennsylvania Street. The most appropriate use of the subject site is concluded to be a Class A mid- to high-rise office development which might potentially incorporate a "luxury" hotel/motel. Factors considered in the determination of the most appropriate use of the subject site are summarized in the following analy- sis. MOST APPROPRIATE USE EVALUATION NE QUADRANT I-465 & MERIDIAN STREET - PAGE 3 HAMILTON COUNTY, INDIANA I ' QUALIFICATIONS OF RICHARD E. NICHOLS MAI, SREA, ASA, SR/WA EDUCATIONAL BACKGROUND - H.S. Degree, .Purdue University - B.S. Degree, University of Illinois - Real Estate Appraisal Examinations Nos. 1, 2, 3, 12, 14, and 16; American Institute of Real Estate Appraisers - Appraisal Principles and Techniques, Apartment Appraisal Course, Special Application of Statistical Analysis; Society of Real Estate Appraisers - Rural Appraisal Course; American Society of Farm Managers and Rural Appraisers - Real Estate Principles and Real Estate Law; Indiana University, Indianapolis Campus - Basic Commercial and Investment Course, Commercial and Investment Course I, Investment Property Exchange and Taxation Course I; National Institute of Real Estate Brokers - Courses 226 and 228, Lincoln Institute of Land Policy. - Federal Home Loan Bank Board Seminars sponsored by Society of Real Estate Appraisers; Memorandum R-41b (1985) and Memorandum R-41c (1986) PROFESSIONAL EXPERIENCE - Appraiser Trainee, Staff Appraiser, Review Appraiser, Assistant Chief Appraiser for the Indiana State Highway Commission. - Independent Fee Appraiser since 1965. - Representative clients have included individuals, attorneys, corporations, banks, lending institutions, mortgage bankers, Illinois, Indiana, Michigan Highway Departments, Urban Renewal agencies, redevelopment and public housing authorities, U. S. Army Corps of Engineers, National Park Service, Indiana Attorney General, Indiana Department of Natural Resources. - Types of properties appraised include residential, commercial, industrial, rural and special purpose. - Court testimony on numerous occasions in fourteen Counties in Indiana, twenty in Illinois, fourteen in Wisconsin and Federal Court in Indiana. - Have participated in real estate development, brokerage, syndication, counseling and property management. TEACHING EXPERIENCE - Appraisal of Real Estate, Indiana University Extension; Real Estate Investment, Indiana-Purdue, Indianapolis Campus; Indiana Real Estate Salesmen's Course, Indiana University; Course 101, 201 and Narrative Report Writing Seminars, Society of Real Estate Appraisers; Instructor of Farm Appraisal Course at Purdue University in West Lafayette; Qualified Instructor, Memorandum R-41c; plus participation in various professional seminars. MEMBER - American Institute of Real Estate Appraisers (MAI); Senior Real Estate Analyst Appraiser (SREA), Society of Real Estate Appraisers; Senior Member American Society of Appraisers (ASA); Senior Member American Right-of-Way Association (SR/WA); Member, Real Estate Counseling Group of America, Inc.; Associate Member of Indiana Society of Farm Managers and Rural Appraisers; Member, Metropolitan Indianapolis Board of REALTORS and Indiana Association of REALTORS, The REALTORS Association of the National Association of Brokers, The Urban Land Institute and member Rotary Club International. - Licensed Real Estate Broker in Indiana and Illinois. OFFICES AND COMMITTEES - Past President Indiana Chapter 27 American Institute of Real Estate Appraisers, Past Member National Certification and Professional Recognition Committee, AIREA. - Past President Central Indiana Chapter 5 Society of Real Estate Appraisers, past Chairman National Education Committee, past Governor District 24 and member Executive Committee, past Vice President for Education Sector, past Vice President for Administration Sector, past President-Elect, past President of the International Society of Real Estate Appraisers, and member of the Public Affairs Committee. • - Past Director, Indiana Chapter American Society of Appraisers. - Past Treasurer, Metropolitan Indianapolis Board of REALTORS. . MOST APPROPRIATE USE EVALUATION NE QUADRANT I-465 & MERIDIAN STREET - PAGE 4 HAMILTON COUNTY, INDIANA TRANSPORTATION PLAN The proposed development of offices, hotel, and related service businesses will add traffic to the surrounding roadway system which currently is congested during certain periods of the day. At times, the I-465 ramp terminal intersections with U.S. 31 are congested due to turning movements, other intersections along U.S. 31 cause stops and delays because the signals are not coordinated, and the lack of alternate route choices places unnecessary traffic demands on certain local streets. Goals of the Transportation Plan in recognition of the existing and potential traffic problems, the following transportation objectives were established early in the site planning process in consideration of both broad community interests, and the specific requirements of the site: * extend Pennsylvania Road south and east through the site to College Avenue thereby providing a new outlet for the site and other development along the east side of the Meridian Corridor; * improve 103rd Street and signalize its intersection with U.S. 31 (Meridian Street) as a primary access; * provide east-west route continuity while diverting traffic from adjoining residential neighborhood; * provide circulation for internal site traffic; * defer development near the interchange of I-465 for ten years pending a determination by IDOH of the extent and timing of improvements which may require additional right-of-way. These significant transportation objectives were incorporated into the Conceptual Site Plan along with other objectives to: OMR * create a buffer area between the development and the residential neighborhood, * reconstruct existing drainage ways and create new water detention features, * minimize surface parking areas and maximize landscape and natural areas, _ * provide transition from high intensity highway development to moderate density residential neighborhoods. 19 Staging the Transportation Plan The goals will be achieved as the plan is implemented and with the cooperation of other private developers and public agencies. Short Range activities which will be implemented by the Trammel Crow Company at its expense during the site development process include: * the extending of Pennsylvania Road as a four lane divided boulevard through the site to connect with College Avenue and thereby relieve congestion along U.S. 31 (Meridian Street); * the widening and improving 103rd Street to four lanes between U.S. 31 (Meridian Street) and Pennsylvania Road to increase its capacity and safety and to improve its appearance; * the constructing of an intersection of 103rd Street and Pennsylvania Road to divert traffic from the Northgate neighborhood; * the installing of a traffic signal at the intersection of 103rd Street and U.S. 31 (Meridian Street) which is capable of being interconnected and coordinated with AMIN other signals both north and south along the corridor; - * the deferring of development for a period of ten years adjacent to the interchange of I-465 and U.S. 31 (Meridian Street) pending a determination by IDOH of right-of-way requirements for future improvements. Intermediate Range activities by others which are enabled by the site development include: * installing a master controller and interconnecting signals along the U.S. 31 (Meridian Street) corridor to improve traffic operations; * initiating an interchange improvement study to determine a desirable configuration and right-of-way requirements; * seeking innovative land donation/acquisition procedures to enable land to be procured and placed in reserve for future improvements of the interchange. 20 Long Range improvements will be required regardless of the proposed development to accommodate local and regional traffic demands: * implementing interchange modifications; * adding lanes along U.S. 31 (Meridian Street). • Summary The transportation objectives were established early in the planning process in consideration of both broad community interests and the specific requirements of the site. As such, the transportation plan directly address and resolves short term needs by extending Pennsylvania Street, improving 103rd Street, installing a traffic signal at 103rd Street and U.S. 31 (Meridian Street), and diverting traffic from the Northgate neighborhood. In addition, the plan acknowledges the desirability to improve the I-465 interchange by deferring development on land adjoining it for ten years until the extent and timing of MM' such an improvement becomes known. • NEM 21 ZIA PAUL I.CRIPE,INC./7172 Graham Road/Indianapolis, Indiana 46250/(317) 842-6777 Utility Summary Water: Water service shall be supplied by the Indianapolis Water Company. A 12 inch main presently exists on the west side of Pennsylvania Street and a 16 inch main exists along the east side of College Avenue. The water mains shall be extended throughout the Park by the Indianapolis Water Company. Electric: Electric service shall be supplied by the Public Service of Indiana Company. Existing electric lines exist in Pennsylvania Street and College Avenue. Electric service shall be extended into the Park by the Public Service of Indiana Company. The Electric Company has confirmed that they will have sufficient capacity to serve this project. Telephone: Telecommunications service shall be supplied by the Indiana Bell Telephone Company. Existing telephone mains presently exist in Pennsylvania Street and College Avenue. Telephone service shall be extended into the Park by the Telephone Company. The Telephone Company has confirmed that they will have sufficient capacity to serve this project. Gas: Gas service shall be supplied by the Indiana Gas Company. A four inch gas main presently exists on the west side of College Avenue and a two inch main presently exists on the east side of Pennsylvania Street. Gas service shall be extended into the Park by the Indiana Gas Company. The Gas Company has confirmed that they have adequate capacity to service this project. 22 Land Development Engineers/Land Surveyors/Architects/Land Planners PAUL I.CRIPE,INC./7172 Graham Road/Indianapolis, Indiana 46250/(317) 842-6777 r SANITARY SUMMARY Sanitary service shall be supplied by the Clay Township Regional Waste District. A 10 inch main presently exists at the site in College Avenue. This main shall be extended into the Park by the Developer. The Trammell Crow Company has been given a conditional sewer permit in the amount of 48,627 GPD from the Clay Regional Waste District. In addition to this, 30,000 GPD has been obtained from Leo Stenz by acquiring his property as he was one of the original guarantors. This provides the Trammell Crow Company with a total reserve capacity of 78,627 GPD average flow. The estimated flow for the Park is calculated as follows: 200 room hotel ® 100 GPD per room 20,000 GPD 50 seat restaurant ® 35 GPD per seat 1 ,750 GPD 670,000 GPD @ One employee per 200 SF @ 15 GPD per employee 50,250 GPD TOTAL 72,000 GPD This calculation is based on the conceptual uses contemplated at this point in time and is subject to change with final development plans. Flow calculations are based on State Board of Health Bulletin SE 13. 23 I „ Land Development Engineers./Land Surveyors/Architects/Land Planners PAUL I.CRIPE,INC./7172 Graham Road/Indianapolis, Indiana 46250/(317) 842-6777 I DRAINAGE SUMMARY This site presently drains to the Clara Knotts Legal Drain. This drain has recently been reconstructed through the site as an open ditch by the Hamilton County Drainage Board. Additional Storm pipes have been installed along Pennsylvania Street and along the south side of North Ridge Addition. The proposed drainage improvements include relocating the legal drain around the proposed building locations and installing a detention pond at the southeast corner of the site near the outlet under I-465. This detention pond shall be approximately 3 acres in size and will have adequate storage to detain a developed 100 year storm and release at a predevelopment 10 year runoff rate. The required storage for this pond is approximately 4.3 acre feet. Additional storm sewers shall be extended to the south property line of North Ridge Addition to intercept the drainage coming from the north and also provide an outlet for future sewer extensions into the subdivision to the north. These sewers shall be incorporated into the legal drain. r I I w I I 24 Land Development Engineers/Land Surveyors/Architects/Land Planners