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Home My WebLink AboutCorrespondence • MEMO Date: December 5, 1995 To: Carmel\Clay Plan Commission From: David Cunningham, AICP Director Carmel\Clay Department of Community Development Re: Leeper Rezone Dear Members: At the November 28, 1995 Carmel\Clay Plan Commission meeting there was discussion regarding the above referenced project and its applicability within the US 31 Overlay Zone requirements. Specifically, the section 23B.7 Minimum Development Plan Project Size and Lot Size, see below. After reviewing the ordinance requirements and archival aerials from 1976 (Hamilton County Tax Maps), it was my determination that the parcel in question meets the three criteria as stipulated in section 23B.7. Therefore the parcel in question qualifies as an "Undersize Lot". 23B.7 Minimum Development Plan Project Size and Lot Size The minimum area covered by a Development Plan, which must be within the U.S. Highway 31 Overlay Zone, must be 217,800 square feet (5 acres). For lots located inside and outside of the U.S. Highway 31 Overlay Zone, a concept Land Use Plan shall be submitted to the Plan Commission for the entire parcel. All lots in the U.S. Highway 31 Overlay Zone shall contain a minimum area of 217,800 square feet (5 acres). However, if a lot was recorded prior to April 21, 1980 ("Effective Date"), and said lot does not contain the minimum area required by this section, said lot ("Undersized Lot") may be used for any use permitted in the U.S. Highway 31 Overlay Zone provided that: (1) At the time of recordation of the Undersized Lot or on the Effective Date, the Undersized Lot met the requirements for minimum lot size then in effect for a lot in the underlying primary zoning district(s); (2) The owner of the Undersized Lot must include, up to the minimum lot size, any adjoining vacant land (not separated by a street or public way) owned, or owned by an affiliate, on or before the Effective Date or at the time of application which, if combined with the Undersized Lot, would create a lot which conforms, or more closely conforms, to the minimum lot size requirements of this section; and (3) All other applicable regulations of the U.S. Highway 31 Overlay zone can be met. NELSON FRANKENBERGER A PROFESSIONAL CORPORATION ATTORNEYS-AT-LAW JAMES J. NELSON 3021 EAST 98th STREET CHARLES D.FRANKENBERGER SUITE 220 JAMES E. SHINAVER INDIANAPOLIS,INDIANA 46280 LAWRENCE J. KEMPER 317-844-0106 of counsel FAX: 317-846-8782 JANE B. MERRILL November 16, 1995 Ramona Hancock Department of Community Development One Civic Square Carmel, Indiana 46032 Re: Applicant: Leeper Electric Service, Inc. Existing Zoning: S-2 Residence District Requested Zoning: B-2 Business District Docket No. 92-95-Z Dear Ramona: On November 28, 1995, Leeper Electric Service, Inc. will present to the Carmel Plan Commission for public hearing its request to rezone the 4.066-acre parcel of real estate located North and West of the intersection of Pennsylvania Street and Main Street, and bounded on the West by U.S. 31. The real estate lies within the U.S. 31 Overlay Zone, and under the 1991 Comprehensive Plan Update the recommended use is regional commercial. Mr. Leeper's plans for the use of the real estate provide for the construction of a decorating center, the primary tenant of which will be Indiana Lighting. Please find enclosed for filing with the Plan Commission the following: 1. Informational Booklet; 2. Traffic Impact Analysis prepared by A & F Engineering, Inc.; 3. Supplemental Traffic Impact Analysis dated October 10, 1995; and 4. Commitments Concerning the Use and Development of the Real Estate. Copies of the above have been mailed by me to each member of the Plan Commission on this date. Should you have any questions, please call. Thank you, and With kindest regards, •N & FRANKENBERGER -lson JJN.lh CC: David D. Cunningham Plan Commission Members Cit y of Carmel DEPARTMENT OF COMMUNITY DEVELOPMENT MEMO October 30, 1995 To: Mark Monroe From: Mike Hollibaugh Re: Indiana Lighting Center 1. Provide Landscaping Plan per section 23B.10.1 of the Highway 31 Overlay Zone. 2. Provide site Landscaping per section 23B.10.2, as follows: a. A thirty foot (30') landscaped Greenbelt, between parking lot and edge of highway right-of-way; b. A twenty-five foot (25') wide planting area adjacent to building, facing the highway 31 side; c. A four foot (4') wide perpheral planting strip around perimeter of parking areas. d. Five percent (5%) interior parking lot landscaping. 3. Provide site lighting plan, per Section 23B.12 NELSON FRANKENBERGER A PROFESSIONAL CORPORATION ATTORNEYS-AT-LAW JAMES J.NELSON 3021 EAST 98th STREET CHARLES D. FRANKENBERGER SUITE 220 JAMES E. SHINAVER INDIANAPOLIS,INDIANA 46280 LAWRENCE J. KEMPER 317-844-0106 of counsel FAX:317-846-8782 JANE B. MERRILL October 24, 1995 Mr. David Cunningham Department of Community Development One Civic Square Carmel, Indiana 46032 Dear Dave: Inasmuch as the TAC review of the rezone application of Leeper Electric Service, Inc., has been completed, I was wondering if it would be appropriate that I obtain the docket number, so that I may proceed with publication and mailing of the required legal notice for the November 28th public hearing. Also, please advise me as to the filing fee, and it will be promptly paid. Thank you, and With kindest regards, LSOWL FRANKENBERGER Jam- .. -lson JJN.H OCT 23 '95 10:50AM P.1/1 r, of , Win•.. . c %"- • 'C 411111 1,7 (% ii - . C z� ! I � ' 1 t j ,r�7 JI ! y,.y_: C r ( i ( Ln 1'1' ' IHi f'lI 0t (. I 1 � �. �/1�I �j � j��J � ; t, r, t ^ 1 r r Anton C cr.Vate4 Sutveyot Suit 146 • I-�,.,;,',•,�,-�� -:_�.`T' ate �.`�a►ni(toK Cou►d S elasa 776-8493 9 a 10/23/95 `,noblsavi«e, Jndiana 46o6o-an3o Mack Architects Re; Leeper Electric Service, Inc. This letter is to serve as a follow up to the Cannel TAC meeting held last week. 1, No permits are required from this office. 2. I recommend that this project get approval from the State Highway for the outlet into the US 31 right-of-way. • If you have any questions,please call me at 776-8495. Sincerely, Steven T. Cash Plan Reviewer cc: Jim Nelson Cannel DOCD A & F ENGINEERING CO., I N C. TRAFFiC 61 T ANALYSES HIGHWAY DESIGN • TRAFFIC SIGNAL DESIGN CONSULTING E N G I N E E R S STREET 6 HIGHWAY LIGHTING DESIGN • PARKING LOT DESIGN CONSTRUCTION ENGINEERING WILLIAM J. FEHRIBACH. P.E. PRESIDENT October 10, 1995 To: James Nelson, Attorney Nelson & Frankenberger, P.C. From : Steven J. Fehribach, P.E. Re: Indy Lighting This memorandum is in response to the Department of Community Development requesting the traffic study include the most intense land use the proposed zoning would allow. For the proposed zoning, B-2, the most intense land use with regards to traffic impact would be general retail . Therefore, data was generated for this use and an additional analysis was completed for retail land use. The attached figures show the generated traffic for general retail and the anticipated total traffic volumes for both the driveway and intersections. The analysis has shown that the driveway traffic has increased with the; use of retail as a land use. Based on the generated traffic for general retail, the recommendation should now include the installation of a passing blister along 136th Street for eastbound traffic. However, if the site is developed as proposed with a light store and paint/hardware stores, then a passing blister is not warranted. This passing blister will ensure the free flow of traffic from U. S. 31 past the proposed driveway. This supplemental analysis along with the original report has shown that the retail land use will not negatively affect the surrounding street system if the recommendations are installed as advised. . 5172 EAST 65TH STREET — INDIANAPOLIS, INDIANA 46220 — TELEPHONE (317)842-0864 FACSIMILE (317)849-6816 09/20/95 15:48 FAX I HAMILTON CO HWY. -+-- Carmel DOCD U1003/004 (—Age--, .g.›..-.0`/..----------- 4--------=-Zki,,, ,- .• , irf. �� rl., ` - a2 � '5 ,,ilk �A1 ,r. 4-1( 'i�'' •5 l -1 ` .�. , -i1 l, s, ; 11 1 gl i !ill 7•I ��I I II I 1i !.,f- ) )'',. - 1 ` ;1 ' '""∎) ��__.jam / -G f, :: te- ~L �`�,:2'' yam.--�?: ,'� 2 � September 20,-1995 Mr. James]. Nelson Nelson&Frankenberger 3021 East 98th Street Suite 220 Indianapolis,IN 46280 RE: Leeper Electric E. of US 31 / N. of 131st St. Clay Township Dear Mr. Nelson: This letter serves to acknowledge receipt on September 11,of a Site Plan and Traffic Study for the above mentioned project. Please be advised that since this site is located within the City of Carmel, all comments are deferred to the City Engineer's Office. Should you have any questions or comments regarding this project, please contact me at 773-7770. Sincerely, iames W. Neal Transportation Development Engineer JN/jn:1km109 20-95.bc cc: Carmel DOCD Surveyor's Office 1717 PLEASANT STREET NOBLESVIL,[LE,INDIANA 48080 (317)773-7774 i& � � L ° (11 f ity o armel September 15, 1995 Mr. James J. Nelson Nelson and Frankenburger 3021 East 98th Street, Suite 220 Indpls., IN 46280 re: Rezone application for Leeper Electric Service, Inc. Dear Jim: The rezone application for Leeper Electric Service, Inc. has been reviewed by our office. Please address the following comments and update the plans provided accordingly: Application: •The list of property owners to be noticed needs to be submitted. •The modern legal description reflects that this property is 4.066 acres. Please provide documentation as to whether or not this parcel was recorded prior to April 21, 1980. Plans: • Location and means of available utility hook-ups needs to be shown on the plans. •The traffic study does not reflect the most intensive uses for the property if rezoned to a B-2/business classification. Please update the traffic study to reflect the most intensive uses. Please be able to address these comments at the September 20th meeting of the Technical Advisory Committee. If you have any questions regarding these comments please contact me at 571-2444. Sincerely, Mark T. Monroe Department of Community Development ONE CIVIC SQUARE CARMEL,INDIANA 46032 317/571.2400 --