HomeMy WebLinkAboutDept Report 02-05-02
CARMEL/CLAY PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
DEPARTMENT REPORT
February 5, 2002
1.
th
Docket No. 125-01 Z; 136 Street & Rohrer Road PUDt Hunters Creek Office Park
Petitioner seeks favorable recommendation of a rezone from the B-3 (Business) and R-l
(Residence) districts to a PUDtplanned unit development district on 5::1:: acres. The site is
located at the southwest corner 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 corner of Rohrer Road and
Marana Drive. Please refer to 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.
The public Hearing for this item was held in November. It has also been discussed at the
December 4th and January 8th Special Studies Committee meetings. At the January 8th meeting,
the applicant agreed to meet with a representative of a group in opposition to the rezone. That
meeting has taken place. The applicant should be prepared to review with the committee the
changes made to the proposed PUD Ordinance. Only Special Studies members were forwarded
the new information.
Department points to Note:
1. 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.
2. 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-I zone, the west half zoned B-3 and the east half
zoned R-I. 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.
3. 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 ofthe residential-style building for this
Committee Report 2002-2-5.rtf
location as opposed to the more traditional larger office buildings seen in other areas of the US
31 corridor.
4. The site has been laid out with the parking lot at the middle ofthe 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 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.
Committee Report 2002-2-5.rtf