HomeMy WebLinkAboutPacket DP/ADLS PC 05120018
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CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
March 7, 2006
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Pinnacle Pointe Medical Building
Development Plan
Architectural Design, Landscaping, Exterior Lighting and
Signage
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
hew 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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1. THE SAME GENERAl PRlNQPL.ES
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RElA TI\IE TO DIRECTION OF
PJt(VAlUNG WINOS
#/~ PlAN ROOT BALL :1,oE STAKES AND WIRES
~ AT THE END or ONE YEAR
Y.i;!.' . VI,
~ PRUNE AS SPECIfIED BY lANDSCAPE
, ~ t5%: ARCHITECT. DO NOT CUT LEADER.
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"'- C\ITS OVER J/8'& wI APPROVED PAINT.
f\ r ~ ~AK:~~~: ;Ol;2~~ c::; ;'0 :YED.
V ~).. _CABLE ENCASED IN RUBBER HOSE.
~ r hu~: "ETAl POST SET INTO UNOiSTURllED
V // SQL"""NlWt.lCf"6-
/ ......:: TREE WRAP MATERiAl
~ ~~.'.. SHREDDED HARDWOOD BARK MULCH
REWOVE MULCH mow - 2" P
TREE COlLAR ~ ./ ~1. HIGH SAUCER SHAPED BERM
~ ./ / ---SET ROOT FU.RE AT OR SUGH1'\.Y ABO'it.
u1;;.~.!iTi!lf FINISH GRAOE
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6t:== .- J;; REI.lO'-'E TOP 1/3 Of BURlAP.
UNDISTURBED SUBGRAOE PLATFORM
: l= SETllE NIX AROUND BAlL BY WATERING
SECTION
TREE PLANTING DETAIL
N.T.S.
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. . . ...,. a..EANl Y PRUNE ONLY
~' ',: "\:" ' OAMAGED, DISEASEO OR
:-:0c :" ': '" ' '."'v;::::;::' AT Cfi SUGHTlY ABO~ I
. . " " ~. ..,.. .~~ FINISH GRADE J
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, . ,.' .' .: '... CUT AND REWO~ TOP 1/3
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EXISTING LEGEND
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'LANDSCAPE NOTES
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1. THE SAME GENERAL PRINClP
AS ARE INOlCATEO, WILL APPLY
TO [VERGREEN SHRUBS.
3. SHREDDED HARDWOOD
BARK UULCH.
P\.AN11NC HOTES :
1. AlL PlANT LlATtRIAL IS TO BE PROVlDEO WITH A OOE-YEAR REPLACEUENT GUARANTEE AND
SHALL BE REPlACED IF DEAD, DYING, OR OTHERWISE UNACCEPTABlE 10 THE LANDSCAPE
AROollTtCT.
2. SCHEDULE A PRE-CONSTRUCllON CONFERENCE PRIOR TO SOURCING Of PLANT WATERIAl AND
ANY WORK ON-SITE.
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3. NOTIFY THE LANDSCAPE ARCHITECT IF SItE CONDITIONS ARE UNSUITABlE OR OTHER UNFORESEEN
CONDITIONS ARE FOUND.
4. AlL PlANT MATERIAL SHAlL 8E IN CONFORMANCE 'MTH THE .AUERICAN STANDARD fOR NUSERY
5TOO<- ANSI 260.1. LATEST EDlllON.
5. SUBSTITUTIONS FOR THE SPECIFIED LANDSCAPE MATERIAl CAN BE PROPOSED BY THE
CONlRACTOO AND CHANGES CAN BE MADE UPON APPROVAl IN VffiITlNG BY THE LANDSCAPE
ARCHITECT.
6. 'THOROUGHLY WA1t:R AU. PlAAT NA'TERlA1.. WilHlM SIX (6) HOURS Of INSTAlLAnON.
7. THE SITE IS TO BE LEFT IN A Q.EAN AND NEAT CONDITION AT AU TIMES.
8. IT IS THE CONTRACTOR'S RESPONSlBllllY TO LOCATE AND IDENTIFY EXlSllNG UNDERGROOND AND
OVERHEAD SER\I1CES AND UnUTlES 'MTHIN THE CONTRACT WORK AREAS. PRO\l1DE ACEOUA TE
UEANS OF PROTECTION OF UllUTIES AND SERVICES DESIGNATED TO REMAIN. REPAIR ununES
DAMAGED DURING WORK OPERATIONS AT CONTRACTOR'S EXPENSE.
g. IN CAS( OF DISCREP(NCY BETWEEN NUMBER OF PLANTS SHav.tll ON PlAN
AND SQfEOULf, PLAN SHAlL SUPERCEED.
UISCELLANEOUS PLANTING MATERIAlS:
1. MULCH: FINELY SHREDDED HARDWOOO BARK, AGED. THREE (3) INCH DEPTH FOR ALl PlANTING
BEDS AND TREE SAUCERS.
2. BACKFlU MIX: ROTOTIU THREE (3) CUBIC YAROS PEAT NOSS PER 100 SF AREA FOR AlL
I PLANTING BEDS. FURTHER .....END BACKFILL MIX FOR TREE PlANTING 'MTH 1 CUP EACH
AGRICULTURAl... SUlFUR #.NO H'mRAlEO IRON.
3. s[ED AU. DISTURBED AREAS UNLESS OTHERWISE NOTED.
i ., AlL LANDSCAPE BEDS SHAlL a, SPAD' EIlOED TO ^ DEPTH or 6',
I !REMARKS
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HOLEY MOLEY SAYS
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CREATE EARTH SAUCER.
2. CONTRACTOR SHALl ASSURE
PERCOlA. TION OF AlL PLANllNG
PITS PRIOR TO INSTAllATION.
SHRUB PLANTING DETAIL
BACKf1U NTH EXISTING
SOIL (SEE SPEC.)
\CON1.
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"DIG SAFELY"
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N.T.S.
PLANT LIST
SYNBa.. OTY BOTANICAl NAt.lE
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CONT,
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CONT,
"ITS THE LAW"
CAU.. 2 MRIONG DAYS BEFtRE YOU DIG
1-800-382-5544
CAu.. TOlL FREE
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SITE LANDSCAPE PLAN
SCAlE: I. ., 30'
AG 21 ANElANCHIER X (;RAQNIFlORA .ROBIN HILL.
S(R\'tCEBERRY
10'-12'
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PER INDIANA STATE LAW 1C8-1-26.
IT IS AGAINST THE LAW TO EXCAVATE
VdTHOOT NOTIFYING THE UNOERGROUN[
LOC"TION SERVICE T1NO (2) WORKINC {
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XAU.AYS COWPACT "UNIPER
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YO 51 \I1BURNUU OPUlUS .COt.lPACTU....
COMPACT EUROPEAN VIBURNUM
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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 STUDIPS 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
W 2 PINNACLE POINTE MEDICAL PLAZA
~ ~ OLD MERIDIAN AND PENNSYLVANIA
CARMEL, INDIANA
PRELIMINARY
NOT FOR
CONSTRUCTION
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ISSUE 0" TE
DRAWNEJ'f
CHECKED BY
CliENT SIGN OFF
ISUE DATE XXXXX
12/2/O!> AW S\JIIIlITT"-
1/2/" AW RE-SUIlMIlT"-
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THIS DRAWNGAND THE IDEAS. DESIGNS AND
CONCEPTS CONTAINED HEREIN ARE THE EXa..US
INTB.l.ECTUAL PROPERTY OF CURRAN ARCHJTEC
AND ARE NOT TO BE USED OR REPRODUCED.
WHOlE OR IN PART. WITHOUT THE WRInEN
CONSENt' Of CURRAN ARCHITECTURE.
cD COPYRIGHT 2005. CURRAN ARCHJTECnIRE
853 CONNER STREE~ CUR R A ..
NOBLESVILLE, INDIANA 46060 I
:317.773.9804 VOICE
317 . 773 .9828 FAX WWW.GlJHRAN.AHCHITECTlJRECO
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CERTIFICATION
NEW OFFICE BUILDING
)> ,. PINNACLE POINTE MEDICAL PLAZA
~ I OLD MERIDIAN AND PENNSYLVANIA
I\.)
CARMEL, INDIANA
PRELIMINARY
NOT FOR
CONSTRUCTION
I 1/2/08 I
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ISSUE DATE
DRAWN BY
CHECKED BY
CliENT SIGN OFF
ISUE DATE xxxxx
12/2/"" """ stJIIIlIITAI.
1/2/06 """ ..-stJIIIlIITAI.
G
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nos D~WlNGAND 'THE IDEAS. DESIGNS AND
CONCEPTS CONTAINED HEREN ARE THE EXa.US
INTa1.ECTUAL PROPERTY OF CURRAN ARCHlTEC
AND ARE NOT TO BE USED OR REPRODUCED.
WHOlE OR IN PART. WITHOUT THEWRJTTEN
CONSENT OF CURRAN ARCHITECTURE.
o COPYRIGHT 2005. CURRANARCHJTECTURE
853 CONNER STREE~ CUR R A fI
NOBLESVILLE, INDIANA 46060 I
317 . 773 . H804 VOICE
317 . 773 .9828 FAX WWWCURRft.N-ARCHITECTlJRE.CO
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