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HomeMy WebLinkAboutDept Report 12-17-02 CARMEL/CLAY PLAN COMMISSION DEPARTMENT REPORT December 17, 2002 6h. Docket No. 157-02 DP Amend/ADLS; Hamilton Crossing Building #6 The applicant seeks amended development plan and ADLS approval to construct an office building. The site is generally located on the south side of 131 st Street between U.S. Highway 31 and Meridian Comers Blvd. Filed by Blair D. Carmosino of Duke Realty Corporation. The applicant is requesting approval of an amended Development Plan and ADLS for the construction of an office building and parking plaza. The site is generally located at the southwest comer of 131 st Street and U.S. Highway 31. Please see the informational packet prepared by the applicant for an overview of the site and proposed building. The following items are those that require additional attention/discussion (in addition, area requiring variances have been noted): nevelopment Plan ~ 1. Approval of the DP will recognize that the identified setbacks conform to the Thoroughfare Plan, specifically, Resolution No. 08-07-003 addressing the intersection of 131 st Street and US Highway 31. The applicant will not be dedicating the area bound by the "Thoroughfare Plan required" north property line, existing US 31 right-of-way and the "proposed ramp right-of-way property line". However, approval ofthis DP will ensure that there will be no improvements placed within the area that may frustrate future acquisition by the State of Indiana for the purpose of constructing an interchange. The State has not adopted a final plan for the construction of improvements at this intersection. However, the existing Thoroughfare Plan ensures that a reasonable configuration is protected for the layout of an interchange. The applicant may return in the future to request a modification to the proposed DP that would include improvements within this area. The Plan Commission would only have the ability to approve such plan if the Thoroughfare Plan is amended. 2. The Department is still in discussion with the applicant regarding right-of-way requirements along 131 st Street and Meridian Comers Blvd. These issues should be resolved prior to the Committee returning the item to the full Plan Commission on January ih. AnT,S~ 3. Signage: No signage is being proposed at this time. A future ADLS amendment will need to be submitted to address signage if none is submitted with this application. Varianees~ 4. A variance will be needed regarding the 90' Build to Line along U.S. 31 (see Section 23B.8.1A of the Ordinance). A variance request has been submitted. This variance is necessary to accommodate the amended Thoroughfare Plan and the protection of an area to accommodate a future ramp, if adopted by the State. 5. A variance will also be needed regarding the accessory building (parking plaza) setback from Meridian Comers Blvd. (see Section 25.1.2.B.3.a.i (a) ofthe Ordinance). A variance request has been submitted. It is important to note the unique nature ofthe site in that it has four frontages and the Ordinance requires accessory buildings to be set back 25' further that the principal building on the site. Also, if considered a second principal building on the site the ordinance would require that it be pulled up to a 20' setback from Meridian Comers and require a minimum 26' building height with a maximum of 48' permitted. It can be seen that the parking plaza is understated based on the size and setback of structure that would otherwise be required along Meridian Comers Boulevard. 6. A variance will be required from to allow parking between the U. S. 31 right-of-way and the front build-to-line (see Section 23 B.12.A). A variance request has been submitted. Similar to the first variance request this one addresses the difficulty in conforming to the new Thoroughfare Plan right-of-way for a future ramp. The proposed geometry of the ramp required the building to be placed further west and leaves the area available for parking between the building and US 31. The applicant should be prepared to discuss the variance items with the Special Studies Committee. The Department is in support of the requested relief. The Department recommends that this item be forwarded to the Special Studies Committee on January 7th for further discussion.