HomeMy WebLinkAboutDept Report 11-20-01
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CARMEL/CLAY PLAN COMMISSION
DEPARTMENT REPORT
November 20, 2001
2h. Docket No. 125-01 Z; 136th Street and Rohrer Road POOl Hunters Creek Office
Park
Petitioner seeks favorable recommendation of a rezone from the B-3 (Business) and R-I
(Residence) districts to a PUD/planned unit development district on 5:1: acres. The site is
located at the southwest comer of Marana Drive and Rohrer Road.
Filed by Charles D. Frankenberger of Nelson and Frankenberger for Hunters Creek Office
Park, LLC.
The applicant is proposing an office development at the southwest comer of Rohrer Road and
Marana Drive. Please see the informational packet prepared by the applicant for a complete
layout of the proposed project.
Tab two of the information packet provides an aerial view of the site in context to the adjacent
uses. The Department views the proposed development as an appropriate transition between the
residential uses to the north and west and the retail use to the south.
Points to Note:
1. The applicant has prepared a Traffic Operations Analysis. The information in the
analysis indicates that the use will generate 100 trips in the AM peak hour and 131 trips
in the PM peak hour. They are proposing to construct dedicated right and left turn lanes
on the eastbound approach of Maran a Drive and Rohrer Road due to increased left -turn
and right-turn movements. This will result in Level of Service "A" for all intersection
approaches at both the entrance and the intersection of Rohrer Road and Marana Drive
with one LOS "B" as an exception. This is the impact at the peak hour (the time with the
most traffic). The impact at all other times of the day will be less significant. However,
there is no level of service better than level "A".
2. The proposed use provides landscaping in excess of that required under the current
zoning (B-3 and R-l, US 31 overlay). As directed by the Department the applicant has
concentrated on providing buffering along the sides of the property adjacent to residential
uses.
3. Any proposed use for the site as a single development will require rezone approval by the
City Council. The site is split by the B-3 and R-l zone, the west half zoned B-3 and the
east half zoned R -1. The entire tract is also under the US 31 Overlay requirements, which
excludes all residential uses.
4. Under the US 31 Overlay requirements any proposed structure would have to be a
minimum of 15,000 square feet in size. The minimum size proposed by the applicant is
5,000 square feet (please refer to the proposed ordinance and site plan). This will provide
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for a softer transition between the residential and more intense commercial use to the
south. In addition, the buildings (see informational packet for elevations) are designed to
be more compatible with the adjacent residential uses. This type of design is not
permitted in the US 31 Overlay as required today for the property. The Department is in
favor of the residential-style building for this location as opposed to the more traditional
larger office buildings seen in other areas of the US 31 corridor.
5. The site has been laid out with the parking lot at the middle of the site screening it from
view of the adjacent residential uses. It is not likely that we would see this type of
configuration with a larger building (i.e. the minimum 15,000 square foot building sizes
required under the US 31 overlay).
In summary, the proposed development requires a building size, landscaping, architecture,
parking configuration, and lower intensity use that provides a transition between the existing
residential and higher intensity commercial uses. The qualities of the proposed development are
superior to the type of transition that can be achieved under the current zoning (B-3/R-I, US 31
Overlay).
The Department recommends that this item be forwarded to the Special Studies Committee
on December 4th for further discussion.
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