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HomeMy WebLinkAboutDept Report 01-08-02 " CARMEL/CLAY PLAN COMMISSION SPECIAL STUDIES COMMITTEE DEPARTMENT REPORT January 8, 2002 1. Docket No. 125-01 Z; 136th Street & Rohrer Road PUDt Hunters Creek Office Park Petitioner seeks favorable recommendation ofa 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 refer the informational packet provided by the applicant for a complete layout of the proposed project. The information packet was distributed prior to the November 20th Plan Commission meeting. This item was also discussed at the December 4th Special Studies Committee meeting. The applicant has sent response to the issues discussed at meeting to the committee members. A copy of the letter has been attached to this report. The issues included the following: 1. Exploring access to the site from Rohrer Road or through the adjacent Shopping Center. 2. The intensity of the proposed use. 3. What benefits would result from the proposed development. The main comments raised at the public hearing on November 20th include the following: 1. Concern over traffic onto local roads. 2. Concern regarding drainage and where it will be directed. 3. Question about quality of life in the area. Department points to Note: 1. The applicant had prepared a Traffic Operations Analysis. The report indicates that proposed improvements at the intersection 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 hours (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". Additionally, the applicant has committed to revise their plan to reduce the square footage of the development by 4,000 square feet, from 46,000 to 42,000 total square feet. This will serve to reduce the impact of additional traffic by approximately 10% from the impact identified in the study. Again, level of service "A" cannot be improved upon. Committee Report 2002-1-8.rtf 1- .. 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 and street. 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 and many of the uses allowed under the B-3. 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 in order to provide a transition between the existing residential and higher intensity commercial uses and US 31. The design of the proposed development is superior to the type of transition that could be achieved under the current zoning (B-3/R-l, 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. As a reminder, this request is for the Plan Commission to make a recommendation to the City Council on the PUD ordinance. Any changes the Plan Commission would like to see made to the PUD ordinance should be made prior to it being forwarded to the Council. Connnittee Report 2002-1-8.rtf