HomeMy WebLinkAboutPacket PC 06-18-02
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Change of Zoning Classification, ", ,
To Planned Unit Development-
Office Use
5 Acres at Rohrer Road and
Marana Drive
Docket No. 125-01-Z
Carmel Plan Commission
June 18, 2002
Charles D. Frankenberger
NELSON & FRANKENBERGER
3021 East 98th Street, Suite 220
Indianapolis, IN 46280
Telephone: (317) 844-0106
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Ta e of Contents -
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D 1 Explanation
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D Aerial
D 2
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W 3 Revised SitelLandscape Plan
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4 Streetscapes
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NELSON
&
FRANKENBERGER
A PROFESSIONAL CORPORATION
ATIORNEYS.AT.LAW
JAMES J. NELSON
CHARLES D. FRANKENBERGER
JAMES E. SlDNA VER
IAWRENCE J. KEMPER
JOHN B. FLATI
of counsel
JANE B. MERRILL
3021 EAsr 98th SrREIrr
SUITE 220
1ND1ANAPOlJS, INDIANA 46280
317-844-0106
FAX: 317-846-8782
June 7, 2002
To:
Plan Commission Members
Re: Hunters Creek Office Park - 5 Acres at Rohrer and Marana
Docket No. 125-01-Z
Plan Commission Meeting on June 18,2002
Dear Plan Commission Member:
In anticipation ofthe Plan Commission meeting scheduled for June 18,2002, we thought it would
be helpful to summarize this request and the history of these proceedings, and to also highlightthe 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 set back from Marana Drive. These revisions are
illustrated on Exhibit 3 and Exhibit 4.
By way of general background, 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 corner of Rohrer Road and Marana Drive. It is outlined in
white on the enclosed aerial photograph.
The first public hearing before the Plan Commission occurred on November 20,200 I, 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. On June 4,
2002, the Hunters Creek South community expressed its continued opposition and the Special Studies
Committee, with a vote of 4 to I, returned us to Plan Commission with a negative recommendation.
In reviewing this revised request, it is helpful to be mindful that (i) the 5 acres is zoned for
residential and B-3 uses which are largely prohibited by the U.S. 31 Overlay Zone in which it exists, (ii) the
office park follows the recommendations of the 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. Forthese and the following additional compelling reasons, we believe that the revised request
should be favorably referred to City Council by the Plan Commission:
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Plan Commission Members
June 7, 2002
Page 2
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 of 70%. The
revised proposal results in parcel coverage or floor area ratio of less than II %, 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 I/6th of that permitted by the U.S. 31 Overlay Zone. In this and in
other respects, when compared to what is permitted under the U.S. 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, accordingly.
During the Special Studies Committee meeting on June 4, 2002, concern was expressed over
vehicles entering and exiting onto Marana Drive. However, per previously submitted
~orrespondence, the Hamilton County Highway Department will not permit an entrance onto Rohrer
Road due to safety considerations. Moreover, (i) as verified by the previously submitted traffic
study, all intersections will continue to function at acceptable levels of service and (ii) the office
space upon which the traffic study was based has been reduced by 48%, further reducing the already
nominal traffic.
3. Other Benefits. As indicated on the revised plan, the set back from Marana has been increased,
substantially. Landscaping continues to exceed the requirements 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 5. The office park
provides transition and buffering, both of which are cornerstones of fundamental urban land use
planning.
We look forward to presenting this request to you on June 18, 2002.
Respectfully submitted,
~~_bA.L-r--
Charles D. rankenberger
H:\JaneIIHiII, ~radIExplanalioll-PC 061802.wpd
Creek Office
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40' HALF
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OFFICE PARK
ENTRANCE
MARANA DRIVE STREET VIEW- EAST SECTION
215' EASTERLY PROPERTY FRONTAGE
BUILDINGS ARE APX 175' TO 225' BEHIND CURB
LANDSCAPE PLANTINGS SHOl,/N AT
APPROX 5 YEARS MATURITY
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