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HomeMy WebLinkAboutCity Council Supplemental Information \j I . I I , I I I ! I I I I I I I I I I , I I I I CLA17 TERRACE AR rv'c\ E L IN D ;[ i'1. l'f /::" Supplemental Information to Common Council of the City of Carmel July 2, 2002 In response to the issues raised by members of the Common Council of the City of Carmel on June 17, 2002, the Lauth Property Group has prepared the following additional information for consideration by the members of the Annexation and Land Use Committee and the other members of the Council. Some of the major issues expressed at the meeting concerned the impact of traffic to be generated by the proposed development on the surrounding roadways as well as on the proposed Range Line Road extension. Lauth retained A&F Engineering to prepare indepth traffic analyses for this project at the request of the City of Carmel, Department of Community Services and at the request of the Hamilton County Highway Department. Included with this supplemental information (under Tab I) is an executive summary of A&F's findings and conclusions concerning the traffic issues affecting this proposed project. Briefly, it is important to note that the proposed four lane Range Line Road extension will be adequate to accommodate the traffic to be generated by the development as well as the traffic that may be generated if off and on ramps are constructed to connect to the southbound lanes of U.S. 31. Additionally, this project will not reduce the level of service on 146th Street below acceptable levels based on estimated 2012 traffic volumes. During the review and approval of this project by the Plan Commission, Lauth worked very closely with Scott Brewer, the City of Carmel Urban Forester, and reached an agreement on an extensive Tree Preservation and Reforestation Plan in which Lauth commits to preserve trees and reforest the site with 7,244 inches of trees and shrubs. Lauth has reviewed the landscape plan for the project with the residential neighborhoods to the west and south of the site as well as with the Danbury Estates neighborhood on the east side of U.S. 31. Consistent with the U.S. 31 Overlay Zone, the pun ordinance requires a thirty-foot greenbelt along U.S. 31. The streetscape development concept draws the buildings away from U.S. 31 and the residential areas, which allows for more effective landscaping along the property lines. As was presented at the meeting, this project is to develop a lifestyle center - in short, an upscale retail development with sit down restaurants and a conglomeration of lifestyle specialty retailers similar to the tenants found in the Fashion Mall in a traditional streetscape layout. While the mix of retail, restaurants, entertainment and office uses vary from center to center around the country, two factors are always found: (a) they are located in high-income markets; and (b) they must be easily accessible by car. The four-lane design of Range Line Road is critical to this access and to accommodate the anticipated traffic. A concern was expressed about "fast food" restaurants in the development. This matter was thoroughly reviewed and discussed with the Plan Commission. The PUD Ordinance has I ~ I ! been specifically drafted to address this concern. Only one standalone restaurant is allowed and it must have a minimum of 7,50Q square feet. A restaurant may have a walkup or pick up window but only to pick up pre-ordered items. There are no menu boards allowed and you cannot order items at the window. Architectural detail is paramount to the appearance and success of these centers. It is also very important to the devel.oper, the tenants in the development, and the Plan Commission to ensure quality. The PUD Ordinance, and in turn the Plan Commission, together with the developer will require close scrutiny of the architectural design, lighting, landscaping and signage throughout. ADLS petitions will be submitted to the Plan Commission for approval which will show how each phase of development is appropriate on its own as well as with respect to the rest of the development. Signage is extremely important and must be designed to compliment the use the building and the overall development. With the ADLS review process in place under the ordinance, signage will be carefully approved. Lauth has made a very significant investment in terms of time and money in proposing this project. This is readily apparent in the design of the development, the preparation of the Tree Preservation and Reforestation Plan and in the traffic analysis and road design. More importantly, Lauth has invested in extensive market research to determine that this can be a successful project. Mr. Downs of Lauth will review and discuss the market demographics that support this type of development on this site. Lauth will also present and discuss market data and an analysis of the Carmel office market, U.S. 31 corridor land development and the development of the site as an office use. Lauth is extremely proud of and excited about this development proposal and greatly appreciates the opportunity to further discuss this project with the Annexation and Land Use Committee on July 11. I I , !I , I I I I I I I I I I I I I I - G: ... \3197.002\Supp. Info..doc I I I I I I I I I I rl I I I I I I I I AI A& F ENGINEERING CO., LLC. ENGINEERS Be PLANNERS mANSPORTAnON ENGINEERING STUDIES. TRAF'FlC IMPACT ANALYSES STREET DESIGN. HIGHWAV DESIGN. TRA.FFIC ENGINEERING PARKING LOT DESIGN. TRANSPORTATION PLANNING STUDIES CONSTRUCT10N ENGINEERING. CONSTRUCTION OBSERVATION WIL.L.IAM J. FEHRIBACH, P.E. PRESIDENT REGISTRATION INDIANA ILLINOIS IOWA KENTUCKY MICHIGAN OHIO STEVEN J. FEHRIBACH, P.E. VICE PRESIDENT EXECUTIVE SUMMARY CLAY TERRACE This is an executive swnmary of a TRAFFIC IMPACT ANALYSIS, prepared at the request of the City of Carmel, for a proposed mixed-use development which will be located southwest of U.S. 31 and 146th Street in Carmel, Indiana. The purpose of this analysis is to determine what effect traffic generated by the proposed development, when fully occupied, will have on the adjacent roadway system. Additionally, this analysis compares the traffic generated by the proposed development to the traffic generated by 780,000 square feet of office space developed on the site. With respect to the AM peak hour and the PM peak hour only, the following findings and conclusions may be drawn from the analysis. COMPARISON OF GENERATED TRAFFIC VOLUMES During the AM peak hour, the proposed development will generate 752 fewer trips than 780,000 square feet of office development. Therefore, the office use will have more of an effect on the surrounding roadway network than the proposed development during the AM peak hour. During the PM peak hour, the proposed development will generate 38 more trips than the office use. Therefore, the proposed development and an office development will have similar effects on the surrounding roadway network during the PM peak hour. CAPACITY ANALYSIS OF SIGNALIZED INTERSECTIONS u.s. 31 & Greyhound Pass - This intersection will operate below acceptable levels of service during the peak hours based on the estimated year 2012 traffic volumes. When the generated traffic volumes are added to the year 2012 traffic volumes, th~ intersection delay during the peak hours are higher for the office use than for the proposed development. With the construction of the Range Line Road extension, the intersection delay during the peak hours for either the proposed development or the office use are lower than those based on the year 2012 traffic volumes without this road improvement. 8425 KEYSTONE CROSSING, SUITE 200 - INDIANAPOLIS, INDIANA 46240 - TELEPHONE (317) 202-0864 I" I I I ! ; Range Line Road / Western Way & 146th Street - This intersection will operate at acceptable levels of service during the peak hours based on the estimated year 2012 traffic volumes. When the generated traffic volumes are added to the year 2012 traffic volumes, the intersection will continue to operate at acceptable levels of service during the peak hours for either the office use or the proposed development. u.s. 31 & Range Line Road - This intersection will operate at acceptable levels of service during the peak hours based on the estimated year 2012 traffic volumes. When the generated traffic volumes are added to the year 2012 traffic volumes, the intersection level of service during the AM peak hour for the office use is worse than the level of service for the proposed development during the same period. ;~ .~ 1 I- I 'I I II II II II II II II Range Line Road & Ramp Interchange - When the generated traffic volumes are added to the year 2012 traffic volumes, the intersection will operate at acceptable levels of service during the peak hours for either the office use or the proposed development. CAP ACITY ANALYSIS OF RANGE LINE ROAD EXTENSION When the generated traffic volumes are added to the year 2012 traffic volumes, the extension of Range Line Road with four lanes of through traffic will operate at acceptable levels of service during the peak hours for either development. ANALYSIS OF ROUNDABOUTS AND Two- WAY STOP INTERSECTIONS Proposed North Drives & Range Line Road Extension - When the generated traffic volumes are added to the year 2012 traffic volumes, the intersection will operate at acceptable levels of service during the peak hours with a roundabout control for either the office use or the proposed development. If a two-way stop control is used, the eastbound and westbound approaches will operate below acceptable levels of service during the PM peak hour. Proposed South Drives & Range Line Road Extension - When the generated traffic volumes are added to the year 2012 traffic volumes, the intersection will operate at acceptable levels of service during the peak hours with a roundabout control for either the office use or the proposed development. If a two-way stop control is used, the eastbound and westbound approaches will operate at level of service "D" or below during the PM peak hour.