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HomeMy WebLinkAboutResponse to Carmel Planning.2014-02-10February 10, 2014 Ms. Angie Conn, Planning Administrator City of Carmel Planning & Zoning Division Department of Community Services 1 Civic Square, 3rd Floor Carmel, Indiana 46032 Re: Health & Wellness Suites of Carmel (#13050005 DP/ADLS) Dear Ms. Conn: Below is our response to your comments dated June 21, 2013, regarding the above-referenced project. We had originally responded to your comments on July 8, 2013 but there were a few outstanding items that we wanted to bring closure to. We’ve also included current plans, elevations and material board for your final approval. The architectural plans were understood to be approved as previously shown. We are only providing more specifics on the masonry materials at this time. 1. Please provide digital copies of any revised plans and applications. Digital copies of revised plans and application are provided with this submittal. 2. Please provide copies of your correspondence with the TAC members and their correspondence with you. Copies of all correspondence with TAC members are provided with this submittal. 3. Remember to include the Development Plan application’s Findings of Fact sheet in your final information packets. This has been provided in the enclosed final information packet 4. Provide the filled out and notarized affidavit of notice of public hearing page of the application. This was previously provided to the Planning Department on July 8th, 2013. 5. Provide the filled out Notice of Public Hearing page of the application. This was previously provided to the Planning Department on July 8th, 2013. Ms. Angie Conn, Planning Administrator February 10, 2014 Page 2 6. Provide the filled out and notarized Public Notice Sign Placement affidavit page of the application. This was previously provided to the Planning Department on July 8th, 2013. 7. Provide a copy of the Official List of Adjacent Property Owners from Hamilton County Auditor’s Office. This was previously provided to the Planning Department on July 8th, 2013. 8. Please work with the City Forestry Dept. and Duke Energy to address the issue of conflicting electric easements vs. landscaped areas. They will most likely need to be parallel to each other and not have plantings within the easement. We have received approval from the City Forestry Department, the approval email is included with this submittal. The electrical lines will be protected throughout construction and will not be impacted with plantings. 9. Please let us know the status of who will be building the east/west driveway connection from Pennsylvania St. to the east parcel line, and when that will be done. The applicant will be constructing the private drive to the east edge of the property line. This is now reflected on the construction plans. The private drive will be constructed at the same time as the new building construction. 10. Sheet C.200: Please look at Zoning Ordinance Chapter 27 for parking regulations, you might be able to utilize the CCRC – Continuing Care Retirement Community – parking ratios. We will plan to use the CCRC requirements as noted above. Based on those requirements, the project will require 82 spaces and we are currently providing 82 spaces. Therefore the project will not need to obtain a waiver for the parking capacity. The parking analysis table on the site plan sheet has been updated accordingly. 11. Please add the maximum lot coverage to sheet C.200 for impervious surfaces. A maximum of 80% is allowed, please give us the proposed percentage. This has been added to the site plan as requested. 12. If there is any drive thru canopy lighting, is it recessed and flush mounted? Yes, lighting will be provided for the underside of the drop-off canopy. Pendant style lighting will be utilized; a cut sheet for these lights can be found in the enclosed information packet. 13. Per the Thoroughfare Plan, there needs to be a 10-ft side path and a bike lane within the Pennsylvania St. right of way Please work with David Littlejohn (Alternative Transportation Systems) and Amanda Foley (Engineering Dept.) on this. The 10-foot side path is a part of our construction plans. A construction estimate has been approved by the Engineering Department for the future installation of the bike lane within Penn. The applicant will be forwarding payment to the City to be in compliance with the Thoroughfare Plan. Ms. Angie Conn, Planning Administrator July 8, 2013 Page 3 201300569 14. Please try not to taper the width of the 10-ft wide side path at the NW corner of the site. The taper has been removed from the trail as requested. 15. Please show the property lines on the photometric plan sheet E102. The enclosed sheet E003 is a revised photometric plan that shows the property line. 16. Sheet E102, Photometric Plan: at the lot lines or road right-of-way line, please do not exceed 0.3 foot- candles. The revised photometric plan, sheet E003 shows that the project will not exceed 0.3 ft-candles at the property line or right of way line. 17. Please provide the lighting specs/cut sheets of the parking lot pole lights and any other light fixtures that might be on the building or be lighted bollards, etc. The lighting specs/cut sheets are provided as a part of the information packet. 18. Bike rack parking location and bike rack design details are needed. See ZO chapter 27.06. Bike racks in accordance with ZO chapter 27.06 have been provided along with the appropriate construction detail. Please refer to the Landscape Plans. The bike rack location has been approved by Mr. Littlejohn; and the approval email is included with this resubmittal. 19. Dumpster enclosure: is there a swinging gate or door? Will it also be cedar? There will be a swing gate for the dumpster enclosure. The gate will be a 2x2 capped galvanized steel tube braced frame that is painted. The enclosure fencing will be painted steel and will match colors on the building. 20. Sign height is okay; and the panel is okay to extend a bit above that 6-ft height, but the text listed the address/street name cannot be higher than 6-ft. Please shift if down about 6 inches or so. The sign height is 6’-0” and does not extend above the required dimension noted. 21. Will the sign be up-lit? If so, please provide the light fixture design details. Sign will be up-lit from the ground. Cut sheet is included in the information packet. 22. The ground sign must be at least 5-ft back from the (future) road right of way. Please amend. The position of the ground sign is 5-feet from the right of way. A dimension has been added to sheet C200 to clarify this requirement. 23. Please also provide a side profile/elevation of the sign, showing its width and materials. Side profile and elevation of the sign are enclosed with this submittal. 24. We might ask that the ground sign be shifted a bit more north, so that there is adequate separation from the existing sign at the southern entrance to the complex. Or, can the 2 ground signs be combined into one? The design intent would be to keep one (1) ground sign for this project, but the location has been shifted further north. 25. Please provide more detail on the design and color of the segmental block retaining wall (shown as #14 on sheet C.200). Do you have any design details and/or photo examples? Ms. Angie Conn, Planning Administrator July 8, 2013 Page 4 201300569 Color photos of the retaining wall is included in the information packets. 26. Please explore the idea of implementing permeable pavement or pavers in part of the parking area or drive aisles. This concept was explored by the design team early in the process, but was found to not provide any additional value to water quality measures to be taken and deemed not appropriate for the project based on budget considerations. 27. Please list what ‘green’ or sustainable site or building design aspects will implemented, similar to the LEED checklist. We are specifying the use of a ‘RainShadow’ natural rainscreen, which is made with FSC certified and post-consumer waste paper content. We also specify the use of low VOC paint, no added urea formaldehyde in wood composites, and ensure the new Energy Code guidelines for the envelope are met or exceeded. Building systems such as room occupancy sensors are utilized and the design focus is on maximizing natural daylighting for all resident spaces. LED lighting in lieu of fluorescent fixtures is recommended when possible with budget considerations taken into account. The stormwater detention design controls the release rate of runoff to meet pre-developed conditions and water quality measures are implemented to achieve 80% removal of total suspended solids. 28. Please label the longest and widest dimensions of the building on sheet C200 or on the architectural elevations. The current footprint for the facility will be approximately 262 feet deep in the east-west dimension and 307 feet wide in the north-south direction. Specific dimensions have been added to the civil sheet C200 as requested for reference. 29. Please also show where the water, gas, and electric meters will be located on the site plan and on the buildings and how they will be screened from view or camouflaged. The location of the water, gas, and electric meters has been added to the civil site plan for reference. Please refer to the landscape plans for information on how they will be screened from view. These areas will not be visible from the public street. 30. Please prepare an estimated construction cost to comply with the Thoroughfare Plan & Alternative Transportation Plan; contact the Engineering Dept. for more details, at 571-2441. The estimate has been approved by the City Engineering Department. 31. Elevations: will the PTAC units be painted to match the surrounding building material color? Yes, the exposed louvers for the PTAC units will be finished to match the adjacent building material. 32. The Dept. would like to speak further with you and the architect about some of the proposed architectural elements, building colors, and material finishes, such as the cement fiber board with aluminum reveal. (There have been some complaints about a similar application/color at Penn Circle Apts. just up the road from this site at Old Meridian St. & Penn. The aluminum reveals will be painted to match the adjacent materials and/or other metals within the facility. We have met with the Planning Department and feel as if we have satisfactorily addressed the concerns. 33. Would like some more detail on how the exterior building materials will look in real life. Photo examples would be great. Ms. Angie Conn, Planning Administrator July 8, 2013 Page 5 201300569 A material board has been included within the information packet. 34. Please dash in the drive thru canopy footprint on the site plan. The dashed in line to represent the overhead size of the canopy has been added to the site plan, sheet C200. 35. How narrow is that canopy? About 10-ft from column to column? Should it be a little wider, given the width of the building facing Pennsylvania St.? It seems to get lost amongst the other architectural features. The width of the canopy structure is approximately 15 feet (column to column). The width of the overhead canopy is ±24 feet. The scale of this architectural element is believed to be in-line with the overall façade. 36. Need more details on the top of the cement board siding elements. Is that a simple metal coping? Yes, in some cases there is a trim board to give it the depth and profile in the design. This was discussed at the meeting held with the Planning Department. 37. Any way to add a few more windows to the South Elevation façade, particularly that middle section? No additional windows can be added due to room layouts. This was discussed at the meeting held with the Planning Department. We feel we have satisfactorily responded to all of the above comments and will continue to coordinate any outstanding items. If you have any questions, please contact our office at (317) 547-5580. Very truly yours, American Structurepoint, Inc. Ross L. Nixon, PE, LEED AP BD+C Project Manager RLN:alo