HomeMy WebLinkAboutPacket 08-08-02 to City Council
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TABLE OF CONTENTS
I. AUGUST 8, 2002 LETTER
II. PROPOSED ORDINANACE REVISIONS
III. PLAN & SECTION AT RANGELlNE ROAD
IV. TRAFFIC IMPACT ANAL YSIS
V. SITE PLAN
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I
CLA~{TERRACE
CAJRMEL INI)IA1~i\
Supplemental Information to
Annexation and Land Use Committee
Common Council of the City of Carmel
August 8, 2002
On July 11, 2002, Lauth Property Group was provided the opportunity, in
support of the adoption of Ordinance Z-386-02, to present information to the
members of the Annexation and Land Use Committee as well as three other
members of the Common Council. At that time, the members of the Committee
and the Council raised certain issues and asked certain questions concerning the
retail project to be developed pursuant to the proposed ordinance. The following
additional information is being submitted to assist the members in their
consideration of the proposed ordinance and to respond to their issues and
questions.
RETAIL DEVELOPMENT
The proposed ordinance has been drafted specifically to develop a "lifestyle"
retail center, an upscale retail development with sit down restaurants and
lifestyle specialty stores and shops that will be unique to Carmel and Central
Indiana. Please consider the following:
. Upscale retail tenants are seeking to locate in these types of retail
centers which are found in high income areas with excellent access
to major thoroughfares. The site's access and location at the
-cr.()ssroadsofU~S. 31, KeystoneAvenue-and146th Street,
combined with the growth and economic demographics of
Carmel/Clay Township as well as the required separation from
competing mall locations, make this the ideal site for a lifestyle
center.
. This upscale retail development is not permitted in the U.S. 31
Overlay Zone. The prior removal of this site from the Overlay Zone
allows for the development of a unique, upscale retail center in an
area where retail development is already present, which is
consistent with good land use planning principles.
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. Extensive marketing and demographic studies by both Lauth
Property Group and upscale retailers confirm that there is a
substantial market demand for this type of center at this location
in Carmel/Clay Township.
. The PUD Ordinance has been revised to specifically exclude a home
improvement center with a building footprint greater than 50,000
square feet as a permitted primary use and to further define the
concept of a specialty design and home-decor store as a permitted
primary use. A portion of the proposed ordinance showing these
revisions is attached.
. In response to the concerns expressed about the height of the
buildings to be located east of Range Line Road, the maximum
allowable height will be lowered in the proposed ordinance to
sixty-five (65) feet. A portion of the proposed ordinance showing
this revision is attached.
Some Council members have stated that they want this project to be developed
as an upscale retail project rather than as just another retail center. Originally,
the project began as a more traditional retail center. In response to the input of
interested high-end retailers and of RTKL Associates (a leading international
retail architectural firm), the project was totally redesigned to attract and
retain the type of upscale and high-end stores and restaurants that will
enhance the community and set this center apart from other retail
developments in Central Indiana. Accordingly, the PUD Ordinance has been
drafted to further this approach. We are confident that upscale retailers and
restaurants will be attracted to Clay Terrace because of the following:
. Lauth Property Group has made a three-year investment in time
and money to develop a lifestyle center that will be unique to
Central Indiana. In that time it has consulted with the leading
market analysts; talked with the leading upscale retailers that are
located in these types of centers across the United States; and
retained RTKL Associates, to design this project. Lauth anticipates
that it will invest in excess of One Million Dollars before
construction begins on this project. This is the level of commitment
and investment, project design and quality in development that
high-end retailers and upscale restaurants require to lease space
and make their own substantial investments.
. The architectural design of the buildings, the physical amenities to
be constructed and installed on the site and the overall costs of
development, including land acquisition and construction will cause
rental rates in the project to be at the top end of the market.
Consequently, only higher end retailers will have the interest and
the resources to lease space. Furthermore, high-end retailers
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routinely address the level of quality that must be maintained in
the project and required of the other tenants.
. Due to the level of investment and the unique requirements of
targeted tenants, Lauth Property Group will not commence
construction of the project without written commitments from
high-end retailers and upscale restaurants for a substantial portion
of the space. This is not a speculative project. It has been
designed and will be constructed to address the individual
design and space requirements that high-end retailers
demand. Without these tenants in place the project will
not commence.
. High-end retailers and upscale restaurants are seeking out lifestyle
centers because of the demographics and access of the locations.
Additionally, they are trending towards open-air centers.
. The proposed PUD Ordinance defines the architectural style and
development standards for an upscale development, but more
importantly, the Carmel/Clay Plan Commission will thoroughly
review and approve all of the development through the
Architectural Design, Lighting, Landscaping and Signage submittal
process.
TRAFFIC
Lauth Property Group has expended a substantial amount of time and money
studying the impact of traffic as it relates to this project. The absolute need for
good access to support a successful lifestyle center, the future upgrade of U.S.
31, and the extension of Range Line Road in accordance with the Hamilton
County Thoroughfare Plan are all important issues that have been addressed.
The study completed by A & F Engineering addressed the concerns of the staff of
the Carmel Department of Community Services, the concerns of the Carmel/Clay
Plan Commission and the concerns and requirements of the Hamilton County
Highway Department. Additionally, the proposed site design accommodates two
different ramp systems that are being considered for recommendation by the
Parsons Transportation Group, the traffic-engineering firm for the Indiana
Department of Transportation ("INDOT") with respect to the upgrade of U.S. 31
to limited access highway status. The proposed design of the Range Line Road
extension will safely and efficiently accommodate: the proposed traffic to be
generated by the project; the anticipated thru traffic from South Range Line
Road and the U.S. 31 off and on-ramps (should the "v-ramps" design be adopted
and constructed by INDOT) because:
. The design of Range Line Road incorporates four (4) lanes of thru
traffic. This is the same configuration as the recently improved
146th Street; however, there is not a credible traffic scenario in
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which Range Line Road will ever carry the anticipated traffic load
of 146th Street. Unlike 146th Street, this road, at most, would only
have three points of access (assuming the "v-ramps" are
constructed) .
. Lauth Property Group engaged A & F Engineering to perform
extensive traffic studies and analyses of the traffic and the road
design to ensure that the traffic will move safely and efficiently
through the project and to provide the critical access necessary to
all successful lifestyle centers. With the scrutiny of the tenants and
the level of investment that Lauth Property Group is making in the
project, the traffic considerations cannot be manipulated or
downplayed. The traffic design must work.
. RTKL has designed Range Line Road based on this
extensive traffic analysis to ensure adequate levels of
service and the safety of the pedestrians within the
project, both critical to the success of the lifestyle center
and to the community.
. In response to the concerns of several of the councilors, the road
design has been further refined to accommodate the thru traffic
and on-street parking through the use of a dedicated slip road. A
copy of the revised road design is attached.
. This proposed retail development is the most reasonable use of the
property to accommodate the extension of Range Line Road and
any potential ramp traffic especially when compared to a typical
office complex.
Two possible development scenarios have been discussed for this site. One as
the retail development proposed by the Lauth Property Group and the other as
an office development similar to the office development occurring south of 131 st
to 1-465 on both sides of U.S. 31. The traffic impact on the surrounding
roadways is projected to be significantly better under the proposed retail
development because:
. Based upon an office development of 1,184,000 square feet, (a
density of 20,846 gross square feet/acre which is less than the
average density approved for the Parkwood East and Parkwood
West projects) an office development will generate 2230/0
more trips during the A.M. and P.M. peak hours than the
proposed retail development. See attached graph and table.
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CONCLUSION
The design, quality of shopping and dining, and service amenities to be provided
by this development represent the best and most responsible use of this
land with immediate tangible benefits to residential neighbors as well
as to the entire Carmel/Clay Township community.
Committee Response rev3.doc
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For Submission to and Approval by
Annexation and Land Use Committee
August 15,. 2002
PROPOSED REVISIONS TO
Ordinance No. Z-386-02
AN ORDINANCE OF THE COMMON COUNCIL
OF THE CITY OF CARMEL, INDIANA ESTABLISHING
THE U.S. HIGHWAY 31 AND l46TH STREET
PLANNED UNIT DEVELOPMENT DISTRICT
Section 2.
Permitted Primary Uses:
Clinic or medical health center College or University
Financial Institution General Offices
Hardware Store (less than 50.000 souare feet Soecialtv desi~n and home-decor stores or
and not utilizin~ the warehouse format centers (current examoles bein~ stores such
described in the excluded orimarv uses as Exoo. Great Indoors. Restoration
below) (ine1uGing enolosed Lumberyard and Hardware. Pottery Barn and Smith &
attaeaed GardeR CeRter) H9wken).
Hotel Insurance Office
Multiple-Family Dwelling " , <:" :1 ;...
,
Professional Office Recording Studio
Research Laboratory Health Club or Spa
Retail Uses * Utility company business office
Indoor Movie Theater Comedy, musical and! or theatrical
entertainment venue (indoor)
Restaurant (may ine1ude a walk-up or pick up Grocery Store
window to pick up pre-ordered items)
Outdoor temporary sales (up to 10 days) such
as sidewalk sales, art fairs and cultural events
(may ine1ude sidewalk kiosks)
* Retail Uses shall ine1ude, but are not limited to, sales of merchandise. consumer goods
and equipment; drug stores; pet shops; liquor stores; auto leasing offices; and indoor automobile
showrooms and sales.
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For Submission to and Approval by
Annexation and Land Use Committee
August 15, 2002
Section 3.
Excluded Primary Uses:
Amusement Park Outdoor automobile sales or leasing
Automobile service station or filling station Boat sales
Bulk storage of petroleum products Car wash
Carnivals and circuses Commercial warehouse storage
Disposal or storage of hazardous or radioactive Industrial Equipment sales or repair
materials
Flea market Fertilizer manufacturing
Garbage disposal plant/sanitary landfill Go-cart track
Grain elevator Industrial uses-heavy
Junk and/or salvage yard Commercial kennel
Manufactured housing sales Miniature golf
Mobile home court Movie theater (outdoor)
Penal or correctional institution Plant nursery
Water slide Refining or manufacturing of petroleum
products
Refining or manufacturing asphalt, cement, Roadside sales stand; parking lot or outdoor
gypsum, lime, wood preservatives temporary sales except as allowed in Section 2
Sand and gravel extraction or sales Self-storage/mini-warehouse facilities
Sexually oriented business Single-family residence
Small engine sales or repair Stand alone restaurants with walk-up and/or
drive-thru ordering and pick-up windows
Stock yards, slaughtering, leather curing and Truck stop
tanning
Reclaiming processes involving materials Home imorovement center havinl! a
and/or chemicals that are considered dangerous buildinl! footorint of I!reater than 50.000
to the health, safety, and welfare of the general sauare feet. A store or center utilizinl! the
public as determined by the State of Indiana, larl!e warehouse format for sale of lumber
Hamilton County or the City and buildinl! materials currentlv used bv
comoanies such as Lowes. Menards and
Home Deoot. but not includinl! the soecialtv
- .desil!D or home-decor stores listed in the
oermitted nrimarv uses.
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For Submission to and Approval by
Annexation and Land Use Committee
August 15,2002
Section 6.
Height. Area and Architectural Requirements:
Section 6.1. Maximum Building Heights: All uses: eighty five (85) sixty-five (65) feet
for buildings located east of Range Line Road; fifty-five (55) feet for buildings located
west of Range Line Road and more than three hundred (300) feet from the west property
line or a single family residential zoning district; and forty-five (45) feet for buildings
located west of Range Line Road but less than three hundred (300) feet from the west
property line or a single family residential zoning district.
Section 6.2. Minimum Building Height: The minimum building height is eighteen (18)
feet, with a minimum of sixteen (16) feet to the lowest eaves for a building with a gable
or hip roof; excepting for standalone buildings not abutting Range Line Road, which shall
have a minimum building height of twenty-five (25) feet. Accessory buildings, attaehed
garden oenters, and screened delivery areas are exempt from the requirements of this
Section. In the ADLS approval process, building heights along Range Line Road will be
reviewed to avoid long building facades at the same height.
Section 8. Parking Requirements:
A. Parking is prohibited in the U.S. Highway 31 Greenbelt and within planting areas
along parallel roadways.
1. The number of parking spaces required shall be according to Section 27.5
of the Carmel/Clay Zoning Ordinance; however, for the purposes of
calculating the required number of parking spaces, retail and grocery
store uses shall use a parking ratio of one (1) parking space for every two
hundred fifty (250) of gross floor area and the area of attaohed garden
eenters and screened delivery areas shall be excluded. Upon the review
and approval by the Director, parking spaces on the Real Estate may be
shared among tenants as long as the demand for the spaces does not
coincide among tenants.
,Section Hl. "OtherABLSReQuirements.
Section 1 0.1. Outside Storage of Refuse or Merchandise: No outside, unenclosed storage
of refuse (whether or not in containers) or merchandise (other than the merehandise
eoRtained in an attaehed garden eenter) shall be permitted on any tract. The merehandise
'Nithifl an attaehed garden eeflter shall Rot be staeked higher thafl the height of the
exterior 'NaIl. All refuse shall be contained completely within the principal or accessory
building(s). Any accessory structure designed for refuse storage shall be architecturally
compatible with the principal building.
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City of Carmel
Clay Terrace: Traffic Impact Analysis
AM Rush Hour Trips PM Rush Hour Trips Total Rush Hour Trips
Office Development
Lauth's Development
Increased trips with Office Development
1,336
140
1,196
1 ,406
1,088
318
2,742
1,228
1,514
Trip Generation
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1,400
~ 1 ,200 -
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. Office Development
o Lauth's Development
AM Rush Hour Trips
PM Rush Hour Trips
The Office Development will generate 2230/0 more rush hour trips than Lauth's Development.
Lauth Property Group
U.S. 31 146th Street
A&F Engineering Co., LLC
August 1, 2002