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COMPREHENSIVE PLAN RECOMMENDATIONS
INDIANA STATE LAW (I.C.36-7-4-504)
00 After a comprehensive plan is approved, the Plan Commission shall give consideration to the general
policy and pattern of development set out in the comprehensive plan in the adoption of land use
ordinances.
CARMEUCLAY 2020 VISION (1996)
GI Recommended "detailed special study" for U.S. 31 Corridor (Pages 7-6)
DEVELOPMENT PLAN AND STRJ\TEGIES - U.S. 31
HIGHWAY 31 CORRIDOR (AUGUST,1997)
. Recommended the establishment of an overlav district boundary to be known as the "U.S. Highway 31
Overlay District".
* The uses to be accommodated and encouraged in the corridor overlay district include offices,
institutions (places of worship, hospitals, nursing/retirement/continuing care, education
institutions), hotels and restaurants as previously discussed. (Page 15)
* An important functibn of the corridor is to enhance the City's tax base in order to keep taxes
reasonable and to maintain and expand services to Carmel's residents. (Page 12)
D Overlay District Boundaries:
* Plan Map - the greater of 600 feet or the distance between the Highway 31 right-of-way and the
parallel roadway (Page 24).
D Overlay District Boundary Expansion:
* Generally, boundaries are the maximum depth that non-residential development is permitted
along the corridor - EXCEPT in cases where (a) existing zoning already exists beyond the
overlay boundary, and (b) the area where the special development provisions of the overlay
distrust apply (Page 10).
* The Plan recognizes three (3) areas of potential overlay district "expansions."
These area~ are recommended as possible sites where the overlay district might be
extended further west (that is, beyond Illinois Street) if the City is presented with "well
conceived development plans that meet the intent, special standards, guidelines and
criteria outlined in the Plan, and U.S. 31 Overlay District regulations." (Page 11)
* The commercial development depth should be amended to allow quality development in [the
three "expansion" areas]. (Page 24)
. 5 Expansion Factors:
* System of landscape buffers/design components along Spring Mill Road and any other border
adjacent to residential development. (Page 16)
Clarian proposal uses residential on the east side of Spring Mill to buffer residential on
west side of Spring Mill Road. Additional landscaping could be added as part of final
Development Plan approval.
* A well conceived, planned, single family residential community probably situated along the
western (Spring Mill Road) portion of the site. (Page 16)
C1arian proposal provides for owner occupied residential development along the entire
portion of the site that has frontage on Spring Mill. Any development will need Plan
Commission approval to ensure it is well conceived.
* Access from the new parallel arterial road rather than Spring Mill Road. (Page 16)
Clarian proposal has a single access point on Spring Mill Road at City's request (per
plan in comprehensive plan). If Plan Commission does not want direct access from
Illinois Street to Spring Mill, it can implement restriction as part of Development Plan
approval.
Commercial access is primarily from Illinois Street via combined drives.
* A system of open spaces. (Page 16)
Clarian proposal contains retention lakes, landscaped transitions, walking trails and
reflection areas. Details will be implemented as part of Development Plan approval.
* The new parallel arterial roadway should be incorporated into the planned development in a
meaningful way. This may mean its alignment is shifted . . ,_ This roadway will serve as a
boulevard bisecting the office/hotel/specialty retail component to the east, and the high intensity
residential uses to the west. (Page 18)
Road design concerns if Illinois is shifted to the west - speed and proximity to Spring Mill
Road.
Maintain a developable parcel west of Illinois Street - double frontage and depth of
parcel.
Division of Main Campus Area, and related professionals.
Maintaining view of main hospital building.
Clarian proposal proposes to use height, architectural standards, landscaping and open
areas for retention as well as the requirement of DP/ADLS approval to transition from
commercial to residential in center of PUD. Commercial area is totally encapsulated.
Transition is created entirely on Clarian parcel.
* No development may occur west of Illinois Street without the approval of a final Detailed
Plan and ADLS by the Plan Commission.
Comprehensive Plan acknowledges that zoning (as a PUD) should precede
development plan approval. (Page 18)
Standard Practice is for PUD to be adopted, but development to occur in stages and
approval of detailed development plan to occur in stages.
Clarian is prepared to have final Detailed Plan approval by the Plan Commission in the
future.
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--.
U. S. Highway 31 Corridor Development Strategies
Legend
City of Carmel
Indiana
r:::::J O..rlay District Iloundsry
~ O.orlay Boundary Expansions
--+- Corridor/Downtown Amonhy LInkages
_ rroposed INDOT rarAllel Road Adjustment
. PropOJed lNooT Inluchanges
. Retall/Senke Amenltl..
e Hotels
CD
Development Strategies
10 Soul'" Urv.tf~J 51. 1~L1lsIMlual.lrl6JIOl
'''' NIU
, .
I/O
,
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14
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1 141S1 Street
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116th Slreet
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RL-'Comcnended MinimUm Geometric Design Standards
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p,,,,,,,,,,, E;oJstmQ (M~ p~~ ,.".,..'" ~W1T(eoe5 !kJt!ef
Clauiroc;:atlOl" ROW w""'l ""'" ~ Palm Qn..-Slletll ParMl9 P1anli~5
- "ley "1 , 117l No No NOne yo, No
- RoS/dontJalStreetl.arw (1) 40' 2122" No '" Nero Yo> No
Re~nlIllllStr9t1 MIMf (2. "1 21ai, Yes Sw AlP Ollo SlOe 0Ny ,,, No
ReWDnI.J.GIStrcoI ~.Jj(lf (Jl 50' 2 (31') '''' See ;;.tP One So:: On.y '" No
.--. - COIIoi!ctOf Sl16et "'. 4i~') Yo" ~ATP C>oIlM~OOtl1 ,,, y.,
I.. . - Secordarv Met.. go' 4 (.tel 'l'P.$ See AlP "000 'I'lA ,,,
- PnlT\lJf)I MehAl '50' 4(4al <es Seoe ATP Noco No Y..
... . - ~ Palkway "'" 4(..1(3") <e' s.. A1l' N.... y", ,,,
- P'lLmllor",ParIoiwaJ' '40' ~ \431 foE!S Soo ATP N"^,, y", Yo<
- ReidenLlal Park'...ay 100' '1(4S1 '" ~ATP Opooool,- ,.. Y.,
- Freeway Ilnter!!8-toe FEDERAl AND 51A.JE STA.NOAROS APP1.:l'
- Sldl:'" Hi;jlwdy FFDEFW.. ,AI.O[) SlATE S,TANOAAOS APPLY
Notes: 1 Servcos fOYte.:Jt (141...siden!odl!Ol:S or less
2 5e'\.'iCes tony l40) re!OOemiBllOls or less
J 5&MCM .,...,,~ tna.n '0tTY (.0) rostCCnltal bls
ATP-AIlvu....lIIIYl! TI<V1$.POo1l1hOO f1M
Ok'rtElldl<lrlgelOCi.liOO
. Qw!pai$ L.ocatlOO
o Fbnd-A-BV1.1 illll!~
o fl'roposOO AOl.Ind--A---fbJ: inttlfloiil(;IOO
20 Year Thoroughfare Plan
City of Carmel &
Clay Township
Approved October 1, 2001, Resolution No. CG-1I)-Ql..()I-oe
i
ClARIAN NORTH
TAX BENEFIT TO HAMILTON COUNTY TAXING ENTITIES
CLARIAN NORTH PROJECT 1561.889 s.f. on 60 acres)
Proposed Assessment of Clarian Project:
Land:
Improvements:
Total:
Total Proposed Assessed Value
2002 Pay 2003 Net Tax Rate (Carmel City)
Total Taxes on Clarian Project:
PARKWOOD CROSSING (910,751 s.f. plus
201,819 s.f. garage on 51 acres)
One Parkwood
Two Parkwood
Three Parkwood
Four & Five Parkwood
Six Parkwood
Seven Parkwood
Supporting Land & Paving
Supporting Land & Paving
Supporting Land & Paving
Supporting Land & Paving
Total 2002 Assessed Value
2002 Pay 2003 Net Tax Rate (Carmel City)
Total Taxes on Parkwood Crossing:
INlMAN2 750630vi
$28,648,000
107,049,700
$135,697,700
$11,039,100
7,765,200
12,975,800
32,300,300
22,834,700
8,442,300
19,500
1,767,800
241 ,300
1,995,500
$99,381,500
$135,697,700
1.24261 %
$99,381,500
1.24261 %
$1,686,193.19
$1,234,924.46
$451 ,268.73
;
Clarian Health North
Economic Impact Analysis and Projections
NotE All amounts based upon same ratios as were
generated for Hendricks county.
Supplier and Total
Description Direct Consumer Benefit
Construction of facility (Cumulative):
Employment 1,355 734 2,089
Personal Income $ 53,977,000 $ 20,000,000 $ 73,977,000
Output $ 131,818,000 $ 52,800,000 $ 184,618,000
Hospital Operations (Cumulative - 5 yrs):
Employment (Year 5) 775 386 1,161
Personal Income $ 211,300,000 $ 38,100,000 $ 249,400,000
Output $ 329,800,000 $ 109,800,000 $ 439,600,000
Local Personal Income Tax N/A N/A $ 1,400,000
State Sales Tax N/A N/A $ 7,800,000
State Personal Income Tax N/A N/A $ 6,900,000
MOB Operations (Cumulative. 5 yrs):
Employment (Year 5) 200 100 300
Personal Income $ 42,500,000 $ 10,700,000 $ 53,200,000
Output $ 72,700,000 $ 30,700,000 $ 103,400,000
Local Personal Income Tax N/A N/A $ 600,000
State Sales Tax N/A N/A $ 1 ,900,000
State Personal Income Tax N/A N/A $ 1 ,600,000
Property Taxes N/A N/A $ 3,548,000
6
A & F ENGINEERING CO., LLC
CONSULTING ENGINEERS
William J. Fehribach, P.E.
President
8425 Keystone Crossing, Suite 200
Indianapolis, In 46240
(317) 202-0864 fax (317) 202-0908
www.af-cng.com
Steven J. Fehribach, PE
Vice President
MEMORANDUM
DATE:
06-12-03
FROM:
Steven J. Fehribach, P.E.
Thomas S. Vandenherg, E.I.
RE:
Trip Generation Comparison
Proposed Multi-Use Development (Includes Clarian Health Hospital)
U.S. 31 & 116th Street
This memo will compare the trip generation rates of two separate land use plans that are
proposed for the vacant land northwest of V.S. 31 & 116lh Street. Trip Generationl report was
used to calculate the number of trips that will be generated by each land use plan. This repOIt is a
compilation of trip data for various land uses as collected by transportation professionals throughout
the United States in order to establish the average number of trips generated by various land uses.
1
Insti tute of Transportation Engineers, Sixth
Trip Generation,
Edition, 1997.
1
f,
~
,
The first proposed land use plan is shown in Table 1 and can also be found in the Traffic
Operations Analysii performed by A&F Engineering in March 2003 for Clarian Health. The
second proposed land use plan .dated June 2003 is shown in Table 2. Each table lists the peak
hour generated trips associated with each land use. Table 3 compares the generated trips of the
March 2003 land use plan with the June 2003 plan.
TABLE 1 - GENERA TED TRIPS FOR PROPOSED DEVELOPMENT (MARCH 2003)
DEVELOPMENT INFORMATION GENERATED TRIPS
PARCEL LAND USE ITE AM AM PM PM
CODE SIZE ENTER EXIT ENTER EXIT
lA Hospital 610 374,732 SF 273 101 87 277
Medical Office 720 156,058 SF 303 76 154 417
1B Medical Office 720 200,000 SF 389 97 198 534
2B Nursing Home 620 100 Rooms 12 8 6 8
2C Medical Office 720 100,000 SF 194 49 99 267
2D Hotel 310 200 Rooms. 59 38 56 50
Retail 820 150,000 SF 124 79 394 427
2E Retail 820 75,000 SF 82 52 249 270
Total 1,936 3,493
TABLE 2 - GENERATED TRIPS FOR PROPOSED DEVELOPMENT (JUNE 2003)
DEVELOPMENT INFORMATION GENERA TED TRIPS
PARCEL LAND USE ITE AM AM PM PM
CODE SIZE ENTER EXIT ENTER EXIT
lA Hospital 610 374,732 SF 273 10] 87 277
Medical Office 720 156,058 SF 303 76 154 417
IB Hotel 310 200 Rooms 59 38 56 50
2A Condominiums 230 90DU 8 39 38 19
2B Offi ce 710 225,000 SF 313 43 56 275
Total 1,253 1,429
2 Traffic Operations Analysis - Proposed Multi-Use Development,
A&F Engineering CO'I LLC, March 2003
2
l~
;-
TABLE 3 - DIFFERENCE IN GENERATED TRIPS FOR PROPOSED DEVELOPMENT
DEVELOPMENT INFORMATION GENERA TED TRIPS
AM PEAK HOUR PM PEAK HOUR
Proposed Development (March 2003) 1,936 3,493
Proposed Development (June 2003) 1,253 1,429
Difference 683 2,064
CONCLUSION
As shown in Table 3, the March 2003 land use plan will generate 683 more vehicle trips in the
AM peak hour and 2,064 more vehicle trips in the PM peak hour than the June 2003 plan.
Therefore, the recommended roadway improvements listed for the proposed development in the
Traffic Operations Analysis in March 2003 will adequately serve the June 2003 proposed land
use plan.
3