Loading...
HomeMy WebLinkAboutDept Report 12-04-01 .", A CARMEL/CLAY PLAN COMMISSION SPECIAL STUDIES COMMITTEE DEPARTMENT REPORT December 4, 2001 2. Docket No. 125-01 Z; 136th Street and Rohrer Road PUD/ Hunters Creek Office Park . Petitioner seeks favorable recommendation of a rezone from the B- 3 (Business) and R-l (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 inforrilational 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. Comments / concerns raised at the public hearing on November 20th include the following: 1. PUD should not be for heavy commercial use 2. Concern over traffic onto local roads 3. Need for variance from landscaping and setback standards 4. Concern regarding drainage and where it will be directed 5. Question about quality of life in the area 6. Statement that discussion outside of meeting regarding agreement with church was misleading. Department points to Note (reprint form original Department Report, 11-20-01): 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 Marana 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 liB" 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". Committee Report 2001-12-4.rtf 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-l. 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 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 adj acent 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-1;, US 31 Overlay). The Department recommends that the Special Studies Committee forward this item back to the Full Plan Commission after all comments and concerns have been addressed. Additional note: I have been advised that the applicant has mailed additional copies of information contained in the file to the Committee members. Committee Report 200 1-1 2-4.rtf