HomeMy WebLinkAboutDept Report 01-07-03
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CARMEL/CLAY PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
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{j " /JoN"- fJ.~ January 7, 2003
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Docket No. 157-02 DP Amend/ADLS; Hamilton Crossing Building #6
The applicant seeks amended development plan and ADLS approval to construct an
building. The site is generally located on the south side of 13lst Street between u.S.
31 and Meridian Comers Blvd.
Filed by Blair D. Carmosino of Duke Realty Corporation.
office
Highway
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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.
Concerns raised at the December 1 ihPlan Commission include the following:
1. Design of parking garage; aesthetics and exterior appearance
2. Screening of garage structure; landscaping
3. Lights on top of garage structure; height and visibility
The Department recommends that the Special Studies Committee forward this item to the
full Plan Commission with a favorable recommendation after all questions and concerns
have been addressed.
The following items are those that require additional attention/discussion (in addition, areas
requiring variances have been noted):
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 of this 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
Committee Report 2003-0107
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would include improvements within this area. The Plan Commission would only have
the ability to approve such plan if the Thoroughfare Plan is amended.
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
th
January 7 .
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 of the 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.
Committee Report 2003-0 I 07