HomeMy WebLinkAboutCorrespondence
August 8, 2024
Rachel Keesling
PLANNING ADMINISTRATOR
City of Carmel - Dept of Community Services
ONE CIVIC SQUARE, CARMEL, IN 46032
Re: JG Village Initial review comments
Sheet C201: (The Keymap are numbered and flows in a clockwise direction that matches the word
document).
1. Really cannot have “back door” against Spring Mill.
Response: The back doors of these units are required by the fire code. Therefore, they must remain. Each
door will include a full glass insert and transom over it with a canopy above.
2. Where are bike racks going?
Response: The bike racks images were inadvertently turned off. The bike racks will be located on the large
concrete area at the northwest corner of Building B that you asked about in Comment #10 below.
3. Secondary projecting Sign.
Response: The blade sign makes sense and will be offered as an option to the future tenant.
4. Only 1 main ID sign.
Response: We propose that signage be allowed at the rate of 2.25 square feet of signage for each 1’ of
tenant space frontage. Signage should be allowed along Spring Mill Rd and on the store front facing the
parking lot. Blade signs should also be allowed and not count against the signage allowance indicated
above.
5. Make the planters bigger.
Response: There’s been no change since the planters were sized to provide spots for shrubs and flowers
to help soften the” concrete walk but not so large that they impede or cause a nuisance for customers
and pedestrians and maintain ADA clearances.
6. No access to exit?
Response: The main access to the outdoor seating area will be from the inside of the tenant space only.
We will add a sidewalk to create emergency secondary access.
7. Main ID – 2 Signs (best tenant spot for signage).
Response: Agreed. A large, elevated (attached to the gable) blade sign along Spring Mill Rd and wall
signage along Village Green Dr is appropriate for the easternmost tenant space of the north building.
8. Widen sidewalk – No need for a pinch point.
Response: We have widened the walk in this area per your request.
9. Access between?
Response: The requested walk would have to cross a designed drainage swale. This makes a sidewalk in
that location impractical and none was added.
10. Why so much sidewalk
Response: The proposed bike racks will go in this area.
11. Move out further.
Response: The location of the proposed transformer is to keep it as visually screened as possible.
Therefore, there was no change to the location of the proposed transformer
12. Outdoor seating here too/Make more room for landscaping?
Response: Yes, outdoor seating could be provided in this location. Landscaping would be provided with
any outdoor seating. This will be driven by tenants.
13. More details “please.”
Response: After further discussion with the developer the decision was made to remove the small trash
bin enclosure from the project. All trash will be transported by tenants to the trash bin area at the south
end of the center
14. Only 1 sign.
Response: Blade signs could be added. Again, the tenant signage proposal is as stated in item #4 above
15. Why Split.
Response: The split is to provide a more natural path for pedestrians who may be coming from either a
northernly or southernly direction and to provide a visual break between the walks to add landscaping.
16. Only one sign per tenant facing street.
Response: See item #4 above.
17. If same tenant – Why not access between the two?
Response: Yes, if the adjoining indoor space is leased by the same tenant, it may make sense to connect
the outdoor spaces with a concrete walkway. That decision will be made at the time of the tenant leasing
and design phase.
18. Why not Straight?
Response: Good point, we have revised the walk to the dumpster area as requested.
19. How will this not interfere with the sidewalk?
Response: These spaces will be designed to work with the sidewalk so as not to impede
customer/pedestrian traffic.
20. Is this the only other tenant that can have patio seating/ middle ones cannot?
Response: No, any tenant can have outdoor seating. What is shown are examples of outdoor seating
areas.
21. 14,870 SF total/ 20,000 allowed.
Response: Yes, more open space has been provided between buildings to make them more approachable
from all sides by customers and to provide more outdoor seating opportunities for tenants. This makes
for less rentable square footage, but a much more engaging customer experience
Sheet A201-A: (The Keymap are numbered and flows in a clockwise direction that matches the word
document).
1. Character images have more brick.
Response: The character images match the elevations. The elevations are marked where brick locations
occur and brick percentages. Due to differences in graphic cards and software, the character images may
get distorted from computer to computer.
2. Roof Length greater than 100’.
Response: A dormer that matches the back elevation was added.
3. Need midpoint.
Response: This height will be called out.
4. Canopy sign.
Response: Yes, a large, elevated (attached to the gable) blade sign along Spring Mill Rd and wall signage
along Village Green Dr is appropriate for the easternmost tenant space of the north building.
5. Blade sign.
Response: Blade signs in the indicated areas makes sense and will be offered as an option to the future
tenant.
6. Go to a bigger version across the building.
Response: The canopies are designed to be over windows and openings to provide extra shade, increase
UV protection, and contribute to a more energy efficient building. This also helps establish individual
entrances for each tenant. Larger canopies are not desired and will distract from the design element.
7. Instead of breaking the column, could we do a larger cornice in this style?
Response: The intent is to create softer and lighter columns. The vertical trellis connects to the
horizontal canopies/trellis over the entrances and windows to create unity throughout the building
facades. The intent is also to move away from the plain and mundane columns that are commonly used
in retail centers.
8. Minimum of 8’ to bottom of sign.
Response: We proposed having the secondary projecting sign hung under the canopy/trellis above each
tenant’s front door. Yes, bottom of sign will be at 8’-0” or higher from walkways.
9. Brick base at minimum.
Response: According to Jackson’s Grant Village approved PUD (Exhibit F, Section 4 Exterior Building
Materials), high quality fiber cement is allowed to go the ground. Only EIFS or similar products require
the 8’-0” above grade. We do not have any thin layer products on these buildings. Also, the design
element is to avoid brick wainscot which in our opinion is overused in retail center design.
10. Minimum of 18’ required.
Response: Height will be increased to 18’.
11. Can they match.
Response: Yes, they will all match and have the flat coping.
12. May want to look at lights going up higher because this is a good spot for secondary projecting
sign.
Response: We may want to move the column lights to under the canopy trellis to allow blade signs for
each tenant. Alternatively, we could keep the column lights and show projection signs hanging from the
trellis canopy as shown on revised elevations. Landlord architect will choose.
13. Secondary projecting sign.
Response: We are proposing to add window signs on the glass inserts/doors for tenant name and
address. This will locate each tenant but encourage the general public to access the front doors of the
spaces.
14. How much of an overhang?
Response: It is approximately 12” max, but may be shortened after it has been detailed. It will not
project past the columns.
15. Want continuous columns.
Response: The intent is to create softer and lighter columns. The vertical trellis connects to the horizontal
canopies/trellis over the entrances and windows to create unity throughout the building facades. The
intent is also to move away from the plain and mundane columns that are commonly used.
16. What pattern?
Response: The fiber cement siding is running horizontally.
17. Need brick base.
Response: According to Jackson’s Grant Village approved PUD (Exhibit F, Section 4 Exterior Building
Materials), high quality fiber cement is allowed to go the ground. Only EIFS or similar products, require
the 8’-0” above grade. We do not have any thin layer products on these buildings. Also, the design
element is to avoid brick wainscot which in our opinion is overused in retail center design
18. Blade sign.
Response: The blade sign makes sense and will be offered as an option to the future tenant.
19. Another light.
Response: Yes,we will add another light in this location.
20. Extra windows?
Response: The Developer and Architect agree it is not needed or wanted.
21. Possible sign locations for this tenant.
Response: Yes, signage should be allowed in this location.
22. No cap.
Response: The corner will be flat coping to match the rest of the building.
23. Can we get these to better reflect/balance each other?
Response: These are different architectural elements, and the design is not symmetrical. We want to
maintain the brick in these locations.
24. Secondary projecting sign, closer to parking lot.
Response: The blade sign makes sense and will be offered as an option to the future tenant.
25. Green vines.
Response: Vines require constant maintenance and corralling. Untended vines can run rampant and cause
damage to the building.
Sheet A201-B: (The Keymap are numbered and flows in a clockwise direction that matches the word
document).
1. Trellis could have some extra height and be more of a feature rather than blend in.
Response: The canopies/trellis are designed to be over windows and openings to provide extra shade,
increase UV protection, and contribute to a more energy efficient building. This matches the same detail
on the other windows on this building and on the site.
2. Can this made to look like a separate space? Seems odd to not accentuate vertical component.
Response:Yes, Vertical joint lines and/or change of material color will appear to accentuate the vertical
piece. This will also help complement the primary entrance tower.
3. Why not carry to floor?
Response: Yes, we will lower it to the floor and match the other storefront that goes to the floor.
4. Concern with these elements being too modern for rest of the buildings. Uneven/Lopsided.
Response: The tower denotes the entrance of the building. Adding the vertical joint lines on the middle
section of and raising the parapet heights helped tone down the tower. The design is not symmetrical on
purpose to avoid repetition and dullness.
5. Why window to ceiling here? Makes other windows look too short.
Response: The large storefront was added to create visual interest especially with the future interior
build-out. The mullions will line up with the other windows.
6. Sign not allowed on fireplace.
Response: It will be removed.
7. Probably want to look at blade sign. Springmill gets the most visibility.
Response: The blade sign makes sense and will be offered as an option to the future tenant.
8. Needs more detail/interest.
Response: A window was added. Roof lines were updated.
Sheet A201-C: (The Keymap are numbered and flows in a clockwise direction that matches the word
document).
1. Need color elevation.
Response: They will be provided.
2. Going to need sign variance to not face the public street.
Response: We plan to request the variance. If it’s not approved, we would need rework the signage band
on the parking lot side of the building “C”. A thought was to raise the storefront/trellis canopy.
Alternatively, maybe some decorative features could be used to fill the sign band.
3. What is allowed.
Response: Drawings have been updated to show this.
Sheet A101: (The Keymap are numbered and flows in a clockwise direction that matches the word
document).
1. Unbroken roof plan.
Response: A dormer that matches the back elevation was added.
2. More consistency.
Response: Yes, the wall will have the flat coping.
3. What is this for?
Response: There isn’t supposed to be anything there; it is a modeling error and will be fixed.
4. Need renderings as individual files.
Response: Noted and will be separated.
5. Color scheme too matchy.
Response: Roof shingles are two different colors. Fiber cement siding is different colors. The metal
canopy and parapets are different colors. The only similar building color they use is the white brick which
helps tie the whole site together. Physical samples accurately represent the colors better.
6. Sign not allowed.
Response: The sign will be removed.
7. Sidewalks not reflected on site plan.
Response: The site plan will be updated, but an iconic image like a fire pit may be added.
Sheet A101-A: (The Keymap are numbered and flows in a clockwise direction that matches the word
document).
1. Red box:
Response: Roof plan will be provided.
2. Where are the AC units going? Flat roof part?
Response: Yes, they will be on the flat roof with screening.
3. Please provide roof plans.
Response: Yes, they will be provided.
4. Have a window over here to open the entrance more?
Response: The Developer and Architect agree it is not needed or wanted.
See Excel worksheet for more comments and responses: