HomeMy WebLinkAboutPacket 3-7-06
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CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
March 7, 2006
Pinnacle Pointe Medical Building
Development Plan
Architectural Design, Landscaping, Exterior Lighting and
Sign age
Docket No. 05120018 DP/ADLS
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CARMEL PLAN COMMISSION
Special Studies Committee
March 7, 2006
Allen Commercial Group
Pinnacle Pointe Medical Building
Docket No. 05120018 DP/ADLS
TABLE OF CONTENTS
1. Aerial View of Site
2. Project Summary
3. Site Plan
4. Site Plan Summary
5. Landscape Plan
6. Landscape Plan Summary
7. Building Elevations and Materials
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Aerial View of Site
Pinnacle Pointe Medical Building
12065 Old Meridian Street
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Allen Commercial Group
Pinnacle Pointe Medical Building
Docket No. 05120018 DP/ADLS
PROTECT SUMMARY
The Allen Commercial Group specializes in medical/professional office
construction. It is proposing a specialized medical building for the relocation of two
existing medical practices to the Carmel community; a pediatric physician group and an
ENT (ear, nose and throat) physician group.
The proposed two story building will contain approximately 19,520 square feet
and will be located southwest of the intersection of Old Meridian Street and
Pennsylvania Street).
This project marks the first redevelopment on the south end of the Old Meridian
District. Although, the site is located on Old Meridian Street, it is within the U. S. 31
Overlay Zone and is therefore governed by the provisions of the U. S. Overlay
Ordinance and not the Old Meridian District. Nevertheless, the site development and
building design have been prepared to compliment and enhance both districts.
Consistent with the design requirements of the Old Meridian District, the building
design incorporates foundation, midsection or facade, and cornice elements utilized in
new urban design.
The site is adjacent to both Old Meridian and Pennsylvania Streets which has
presented unique challenges to the Petitioner to provide landscaping and to meet the
specific parking needs of the medical practices.
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Allen Commercial Group
Pinnacle Pointe Medical Building
Docket No. 05120018 DP/ADLS
SITE PLAN SUMMARY
The site is approximately 2.4 acres of undeveloped land and is located at the
intersection of Old Meridian Street and Pennsylvania Streets. The City has designed and
will commence construction of a roundabout or traffic circle to the north of the site to
facilitate traffic at this intersection. The site has been designed in accordance with this
design as well as with the Thoroughfare Plan for Pennsylvania. Due to the upgrade of
U.S. 31, the future of Old Meridian Street in this location is not clear. Petitioner has met
extensively with the City Engineer's office concerning how to design the site under
these circumstances. If Old Meridian remains open from u.s. 31 it is anticipated that
traffic will only be allowed to exit from U.S. 31 and not reenter. Alternatively, exit and
reentry may be discontinued. Therefore, following consultation with the City Engineer's
Office and the Department of Community Services, it was agreed that a path along Old
Meridian Street would not be installed, a portion of the existing right-of-way would be
vacated and the Petitioner and the City Engineer would request the Board of Public
Works and Safety to allow Petitioner to use a portion of the remaining right-of-way for
landscaping. This cooperative effort will allow the Petitioner to significantly upgrade
the landscaping on the site and in the area leading into the Old Meridian District and to
meet the parking needs of these specialized medical practice groups..
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SITE LANDSCAPE PLAN
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1. THE SAME GENERAl PRINCPLES
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R['LATII"E TO DIRECTION OF
PREVAlUNG 'MNQS
,PlAN ROOT B/Ill :vr. STAKES NiO 'MRES
&~- AT THE END OF ONE '\'EAR
'{f>' Y /. PRUNE AS SPECIFIED BY LANDSCAPE
~ '~r ~TECT. 00 NOT CUT LEADER.
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...~ ... CVTS OVER 3/8- WI APPROVED PAINT.
~~ f' ~ ~AK[~~~: ;0';2~~C::; B~ ~EYED.
\ } l!:f-. CABLE ENCASED IN RUB.ER HOSE.
~ ~'t.l(TAl POST SET INTO UNDSTURBED
SOIL A MlNlIilUt.l (F 6-
mEE '!mAP t.lA TERlAl
~.--rt rV 'L3- SHREDDED HARDWOOO BARK MULCH
REMOVE MULCH FROI.I 2- 7i
TREE COlLAR ./ ~l- HIQi SAUCER SHAPEO BERt.l
./ / - SET ROOT flARE AT OR SUGHTl Y ABO\IE
.~r ""''''''''AD<
6 f'jg - REIotOVE TOP 1/3 OF BUR1..AP.
I, 1= ~~~:E~~e::~~ ~TF:~RINC
SECTION
TREE PLANTING DETAIL
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1. THE SNolE GENERAL PRINCl
AS ARE lNOICATED, 'Mll APPLY
TO EVERGREEN SHRUBS.
N.T,S.
CLEANLY PRUNE ONLY
DANACEO. OISE"'SEO OR
WEAK BRANDiES.
'.: '~ ~~T ROOT FlARE AT m SUGHTlY ABOVE
'. ~ .~ ANI'" GRACE
.' CUT AND REUD\IE TOP t /3
~ OF BURLAP.
~3" SHREOOED HAROWOOO
BARK UULCH.
CREATE EARTH SAUCER.
2.. CONTRACTOR SHAlL .-.sSURE.
PERCOlATION Of All PlANTlNC
PITS PRIOR TO INSTAU"ATlON.
SHRUB PLANTING DETAIL
PLANT LIST
S'(l,ISa.. IOTY I BOTANICAL NAME
TREES
AP 12 ACER PtANTANOIDES -EMERALD QUEEN~
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21 AMELANCiIER X ~ADNIFlmA -ROOlN Hn.L-
BACKFIll WITH EXlSTlNC
SOIL (SEE SPEC.)
N,T.S.
COMUON NAME
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EXISTING LEGEND
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6 CARPINUS BELULUS
NORWAY t.4APL.E
SER..,CEBERRY
EURCf'EAN HORNBEAM
KOUSA DOCWOOO
GlNKO
SHADfMASTER HONE'I'lOCUST
NORWAY SPRUS
ENGUSH OAK
NORtHERN REO OAK
ROSEY GlOW BABERRY
COUPACT INKBERRY
KAlLA YS COMPACT ..AJNIPER
BIG BlUE Ull Y TURF
AUTUMN FlAME ~ASS
DWARf FOUNTAIN CRASS
KNOO<OUT ROSE
NEON Fl.ASH SPIREA
MISS KIll lIlAC
HICKS'l'EW
MOHICAN VIBURNUM
COMPACT EUROPEAN \1SURNUM
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~ANDSCAPE NOTES
PlANTING NOTES :
1. AlL PlANT "Al<RIAl IS TO BE PRO~I)(D NTH A ONE-YEAR REPlACE"ENT GUARANTEE AMJ
SHALL BE REPlACED IF DEAD, DYING, OR OTHER'MSE UNACCEPTABLE TO THE LANDSCAPE
ARCHITECT.
Storm lIIonhole
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6 CORNUS KOUSA
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to GlNKO B1LOBA -PRINCETON SENTRY"
2. SCHEDULE A PRE-CONSTRUCTION CONFERENCE PRIOR TO SOURCING Of PlANT MATERiAl AND
ANY WORK ON-SITE,
3. NOTIFY THE LANDSCAPE ARQiITECT IF' SITE CONDlTlONS ARE UNSUITABLE OR OTHER UNfORESEEN
CONOITlONS ARE fOUND.
4. AU.. PlANT MATERIAl.. SHAlL BE IN CONFORMANCE WITH THE -AWERICAN STANDARD FOR NUSERY
STOO<~ ANSI Z60.1. LATEST EDITION.
5. SUBSTITUTIONS FOR THE SPEaRED LANDSCAPE UATERlAl CAN BE PROPOSED BY THE
CQNTRACTOO AND DiAHGES CAN BE MADE UPON APPROVAl IN YofilTlNG BY THE LANDSCAPE
ARCHITECT.
I 6. TliOROUGHLY WATER All PlANT MATERIAL WITHIN SIX (6) HOURS Of INSTAlLATlON.
7. THE SITE IS TO BE LEFT IN A Cl.(AN AND NEAT CONDITION AT AU. TWES.
8. IT IS THE CONTRACTOR'S RESPOHSlBlUTY TO LOCATE AND IDENTIFY EXlSTlNC UNDERGROUND AND
~" ~~E~ ~~~~~~~ U~~J'~~S ~~ciN ~~ci~N~C~~DK T~~~A1:'RO:8.~~G~~~s
DAMAGED DURING WORK OPERATIONS AT CONTRACTOR'S EXPENSE.
l 9. IN CASE OF DISCREPENCY BETWEEN NUMBER OF PLANTS SHO'Nll ON PLAN
j AND SCHEDULE. PLAN SHAlL SUPERCEED,
MISCELLANEOUS PLANTING MATERIALS:
1. MULCH: flNEL Y SHREDDED HARDWOOO BARK, AGED. THREE (3) INCH DEPTH fOR Al..L PlANTING
BEDS AND TREE SAUCERS.
2. BACKFlU MIX: ROTOTlU THREE (3) CUBIC YARDS PEAT t.lOSS PER 100 SF AREA FQR ALL
PlANTING BEDS, FURTHER AMEND BACKF'IU MIX FOR TREE PLANTING 'MTH I CUP EACH
AGRICULTURAl SULFlJR AND HYDRATED IRON.
3. SEED ALL DISTURBED AREAS UNLESS OTHER'MSE NOTED.
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4, ALL LANDSCAPE BEDS SHAll BE SPADE EDGED TO A DEPTH Of 6",
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CALL 2 WORKING-OAYS BEl"CRE 'l'OO OK;
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PER INDIANA STATE LAW ICS-1-26.
IT IS AGAINST THE LAW TO EXCAVATE
'MTHOUT NOTIFYING niE UNOERGROUN[
LOCA TlON SERVICE TWO (2) WORKING (
1W~l\QF" NlUUF"NNNn II/I"'lQI(
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Allen Commercial Group
Pinnacle Pointe Medical Building
Docket No. 05120018 DP/ADLS
LANDSCAPE PLAN SUMMARY
The landscape plan for this project has been significantly revised since the
presentation to the Plan Commission. Due to the unique characteristics of this site as
discussed above in the site plan summary, Petitioner is requesting certain waivers,
variances and permits to allow for appropriate landscaping on the site. With the help of
Scott Brewer, the City's Urban Forester, and Gary Duncan and Mike McBride of the City
Engineer's office, Petitioner is submitting a landscape plan for approval that utilizes the
following techniques and procedures:
. The building is being located directly on the right-of-way line of Old Meridian
Street and Petitioner will seek a variance from the 20 foot build to line on
Pennsylvania Street.
. The 10 foot planting strip along Old Meridian Street will be located in the right-
of-way of Old Meridian Street. With the agreement of the City Engineer,
Petitioner will request the right to encroach into the right-of-way and enter into
an encroachment agreement with the City. If necessary, Petitioner will request a
variance to locate the planting strip in the right-of-way.
. In order to facilitate landscaping in the parking area and with the agreement of
the City Engineer, Petitioner will request that the City vacate 5 feet of the existing
right-of-way of Old Meridian Street
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ALLEN COMMERCIAL GROUP, INC. - PINNACLE POINTE MEDICAL BUILDING
DOCKET No. 05120018 DP/ADLS
SPECIAL STUDIES COMMITTEE
MARCH 7, 2006
. Petitioner is requesting Plan Commission Waiver of 35 % of the development
standard for foundation plantings under the Ordinance to reduce the area of the
foundation plantings from 3,900 square feet to 2,535 feet. The plan provides for a
planting area of 2,598 square feet.
With the exception of these adjustments, the landscape plan is in conformance
with the landscape requirements of the u.s. 31 Overlay Zone ordinance.
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CERTIFICATION
NEW OFFICE BUILDING
l; ~ PINNACLE POINTE MEDICAL PLAZA
~ ~ OLD MERIDIAN AND PENNSYLVANIA
CARMEL, INDIANA
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ISSue DATE
12/2/05 ADlS SU8II1T"-
1/2/06 ADlS R[-SU9IlITT"-
PRELIMINARY
NOT FOR
CONSTRUCTION
I 1/2/06 I
8.
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DRAWN BY
CHECKED BY
CliENT SIGN OFF
ISUE DATE llXXXX
THIS DRAWIIIG AND THE IDEAS. DESIGNS AND
CONCEPTS CONTAINED HEREIN ARE THE EXClUS
INTB.lECTUAL PROPERTY OF CURRAN ARCHJTEC
AND ARE NOT TO BE USED OR REPRODUCED.
WHOlE OR IN PART. wrrHOt1TTHE~
CONSENT OF CURRAN ARCHITECT1JRE.
C COPYRIGHT 2005. CURRAN ARCHJTECl1JRE
853 CONNER STREE~ CUR R A 1\
NOBLESVILLE, INDIANA 46060 I
317,773,9804 VOICE
317 , 773 ,9828 FAX WWW.GlJRR~,N,ARCHITECTlJREC()
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CERTIACAnON
NEW OFFICE BUILDING
)> 8 PINNACLE POINTE MEDICAL PLAZA
~ ~ OLD MERIDIAN AND PENNSYLVANIA
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CARMEL, INDIANA
PRELIMINARY
NOT FOR
CONSTRUCTION
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ISSUE DATE
DRAWN BY
CHECKED BY
ClIENT SIGN OFf
ISUE DATE XXXXX
'2/2/11> .... SUlllTTH.
'/210& .... R[-SUlIIITTH.
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THIS DRAWING AND THE IDEAS, DES&GNS AND
CONCEPTS CONTAINED HEREIN ARE THE EXa.US
INTEU.ECTlW. PRCPERTY OF CURMH ARCHITEC
AND ARE NOT TO BE USED OR REPRODUCED.
WHOLE OR'" PART, WITHOUT THE WRITTEN
CCWSENT OF CURRAN ARCHITECTURE.
C COPYRIGHT 2005. CURRAN ARCHITECTURE
853 CONNER STREE~ CUR R A r
NOBLESVILLE, INDIANA 46060
317 . 773 . 9804 VOICE
317.773 .9828 FAX WWW.ClJRRAN-ARCHITECTlJRECO
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