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Change of Zoning Classification ~'L~<:Y
To Planned Unit Development-
Office Use
5 Acres at Rohrer Road and
Marana Drive
Docket No. 125-01-Z
Carmel Plan Commission
Special Studies Committee
June 4, 2002
Charles D. Frankenberger
NELSON & FRANKENBERGER
3021 East 98th Street, Suite 220
Indianapolis, IN 46280
Telephone: (317) 844-0106
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NELSON
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FRANKENBERGER
A PROFESSIONAL CORPORATION
A'ITORNEYS~AT.IA W
3021 EAsr 98th SnlFEr
SUITE 220
1NDwwous,1ND1ANA46280
317-844-0106
FAX: 317-846-8782
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JAMES J. NELSON
CHARLES D. FRANKENBERGER
JAMES Eo smNA VER
lAWRENCE J. KEMPER
JO,HN B. FlAIT
of counsel
JANE B. MERRIlL
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May 24, 2002
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To:
Members, Special Studies Committee
Re:
Hunters Creek Office Park - 5 Acres at Rohrer and Marana
Docket No. 125-01-Z
Special Studies Committee Meeting on June 4, 2002
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Dear Special Studies Committee Member:
Wu
In anticipati~n of the Special Studies Committee meeting scheduled for June 4, 2002, we
thought it would be helpful to summarize this request and the history of these proceedings, and to
also highlight the significant changes to the plans, including (i) the reduction in buildings from 7 to
4, (ii) the reduction in office square footage by 43%, and' (iii) the substantial increase in setback
from Marana Drive. ' .
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By way of general backgr04nd, the Hunters Creek office park requested a change in zoning
to permit a Planned Unit Development, on 5 acres, for office use. The five acres is located north of
U.S. 31 and east of the Meridian Village Plaza, on the southwest comer of Rohrer Road and Marana
Drive. It is outlined in white on the aerial photograph enclosed as Exhibit 2.
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The first public hearing before the Plan Commission occurred on November 20, 2001, at
which time we were referred to the Special Studies Committee. We remained there in December,
January, and February, when we were returned to the Plan Commission, with a negative
recommendation, for the hearing scheduled to occur on March 19, 2002. We were then referred back
to the Special Studies Committee and, in order to provide the time necessary to revise plans, the
request was tabled until the Committee hearing scheduled for May, 2002. We then met with
representatives of the Hunters Creek South Homeowners Association, presented the revised plan,
and were asked to again table until June 4, 2002, in order to provide the Hunters Creek South -
community time to consider the revised plan included as Exhibit 3. In this regard, it is our
understanding that the Hunters Creek South community has met and will relay to us their thoughts
and comments.
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Special Studies Committee Members
May 24, 2002
Page 2
In reviewing this revised request, it is helpful to be mindful that (i) the 5 acres is zoned for
residential and special uses which are prohibited by the U.S. 31 Overlay Zone in which it exists,
(ii) the office park follows the recommendations ofthe Comprehensive Plan and (iii) the office park
complies with the dictates of the Overlay Zone and, in many respects, is less intense than what is
encouraged by the Overlay Zone. For these and the following additional compelling reasons, we
believe that the revised request should be favorably referred to the Plan Commission by the Special
Studies Committee:
1. Intensity. As indicated above, the number of buildings has been reduced from 7 to 4 and.
office square footage has been reduced from 42,000 to 24,000. In this regard, the U.S. 31
Overlay Zone permits (i) maximum parcel coverage of 65% and (ii) maximum floor area
ratios of70%. The revised proposal results in parcel coverage or floor area ratio ofless than
11%, each of which is substantially below what is permitted in the U.S. 31 Overlay Zone.
Stated differently, the intensity of the proposed office use is 1/6th of that permitted by the
U.S. 31 Overlay Zone. In this and in other respects, when compared to what is permitted
'_ under thel] $. 31 Overlay Zone, the office park permits more restrictions on the developer
and provides greater protection for the residential neighbors.
2. Traffic. The original traffic report, based upon 46,000 square feet of office space, established
that traffic is nominal. Now, the square footage of offices has been reduced by 43%. The',
already nominal traffic will be reduced, commensurately.
3.
Other Benefits. As indicated on the revised plan, the set back from Marana has been
increased, substantially. Landscaping continues to exceed the requiremeQts of the Overlay
Zone. Moreover, the size and height of the buildings is substantially less than what is
permitted by the Overlay Zone and, while the Overlay Zone permits some retail use, the
proposed PUD permits only office use.
4.
Transition. The buildings are understated, single story, residential appearing buildings. For
ease of reference, additional drawings of the elevations are enclosed as Exhibit 4. The office
park provides transition and bufferfng, both of which are cornerstones offundamental urban
land use planning.
We look forward to presenting this request to you on June 4, 2002.
Respectfully submitted,
C?~'L. .L.-4-"'-
Charles D. Frankenberger
H:\JanelIHil1, BrodlExplanation-Sse 060402.wpd
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LANDSCAPE PLAN
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JLA:-.lII. WEIIIE 00' 10505 r\ORTII COLLEGE A VENUE
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CIVIL ENGINEERS. LAND SURVEYORS. LAND PLANNERS. LANDSCAPE ARCIIITECTS
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FM FRAXlNUS PENNSYlVANlCA 'MARSHAll' MARSHAll'S SEEDLESS ASH 8 2-1/1' BaS HEADED fl, CENTRAl lEADER
FP FRAXlNUS PENNSYlVANICA 'pATMORE' PATMORE ASH 6 2-1fL B&B HEADED fl, CENTRAl LEADER
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JC JJNIPERUS PROCUMBENS 'GREENMOUND' GREENUOUND JUNIPER 13 24- B&B 3 GAl ACCEPTABLE AT 24-
JV JJNlPERUS HORIZONTAUS 'YOUNGSTOWN' ANDORRA YOUNGSTOWN JUNIPER 40 24- B&B 3 GAl ACCEPTABLE AT 248
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LT URlODENDRON TUUPlFERA TUUPlREE 6 2-1/'1' B&B HEADED S MIN., MATCHING
MA MALUS 'ADAMrt ADAMS CRAB 11 1-1/'1' B&B HEADED 'S MIN., MA TC-IING
MF MALUS FlORIBUNDA JAPANESE A.OVIRING CRAB 2 1-1fL B&B HEADED 'S MIN., MATIJflNG
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MZ MALUS x ZUYI 'CAlOCARPA' REDBUD CRAB 16 -1/'1' BiB HEADED 3' MIN.,MATatING
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SM SYRINGA MEYERI 'pAUBIN' DWARf KOREAN ULAC 22 24- HT. 3' GAl, FULL. 6 BRANCHES MIN.
SP SYRINGA PA1UlA 'MISS KIM' MISS KIM DWARF ULAC 45 24- HT. 3' GAl, FUll, 6 BRANOIES MIN.
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W \1BURNUM x BURKY<<)()I)II 'MOHA.' MOWHAWK \1BURNUM 20 24- BctB 3 GAl ACCEPTABLE, FUll, 6 BRANatES MIN.
\Ie \1BURNUM CARlESII 'CAUGA' CAYUGA \1BURNUM 24 24- HT. 3 GAl, FUll, 6 BRANatES MIN.
\1} \1BURNUM DENTATUM ARROWWOOO VIBURNUM 4 24- B&B 3 GAl AaB'TABLE. FUll, 6 BRANatES MIN.
VJ VIBURNUM x JUDDlI JJDDI \1BURNUM 5 24- B&B 3 GAl A<nPTABLE, FUll, 6 BRANCHES MIN.
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