HomeMy WebLinkAboutDept Report 07-15-03CARMEL/CLAY PLAN COMMISSION
DEPARTMENT REPORT
July 15, 2003
2h. Docket No. 93-03 Z; (03060010);
Lockerbie Townhomes at Hunters Creek PUD (Rezone)
The applicant seeks to rezone a 5 acre parcel from R-1/Residence and B-3/Business to a
PUD (Planned Unit Development) District designation. The property is located at the
southwest corner of Rohrer Road and Marana Drive.
Filed by James E. Shinaver of Nelson and Frankenberger for Estridge Development
Company.
The applicant is proposing 34 single-family attached homes within a total of nine buildings at the
southwest corner of Rohrer Road and Marana Drive. Please see the informational packet
prepared by the applicant for a complete layout of the proposed project. Tab two of the
information packet provides an aerial view of the site in context to the adjacent uses. The
Department views the proposed development as an appropriate transition between the lower
intensity residential uses to the north and west and the retail use to the south. However, the
proposed use does not comply with the Comprehensive Plan. The plan identifies this area as a
Regional Commercial Employment area within the US 31 Corridor Overlay.
Items to note for discussion:
1. The applicant has prepared a Traffic Operations Analysis. The information in the analysis
indicates that the use will generate 23 trips in the AM peak hour and 26 trips in the PM
peak hour. This will result in Level of Service "A" and "B" (no change in existing LOS).
This is the impact at the peak hour (the time with the most traffic). The impact at all other
times of the day will be less significant. No additional improvements are recommended.
2. The proposed landscaping exceeds that required by the Ordinance between "multi-
family" and single-family neighborhoods.
3. Any proposed use for the site as a single development will require rezone approval by the
City Council. The site is split by the B-3 and R-1 zone, the west half zoned B-3 and the
east half zoned R-1. The entire tract is also under the US 31 Overlay requirements, which
excludes all residential uses.
4. This proposal may provide for a more appropriate transition between the single-family
residential and more intense commercial use to the south (see informational packet for
building elevations and landscaping) The Department is in favor of the proposed use for
this location as opposed to the more intense office and commercial uses envisioned
within the US 31 corridor.
In summary, the proposed development requires an intensity of use, landscaping, and
architecture, that provides a residential transition between the existing neighborhood to the north
and west and the higher intensity commercial uses to the south. The qualities of the proposed
development are superior to the type of transition that can be achieved under the current zoning
(B-3/R-1, US 31 Overlay).
The Department recommends that this item be forwarded to the Subdivision Committee on
August 5`h for further discussion.