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HomeMy WebLinkAboutDept Report 04-03-03 CARMEL/CLAY PLAN COMMISSION SPECIAL STUDIES COMMITTEE DEPARTMENT REPORT April 3, 2003 2. Docket No. 19-03 ADLS; Clay Terrace - All Buildings Except A-4, B-19, B-22, & E-l Docket No. 20-03 ADLS, Clay Terrace - Building A-4 Docket No. 21-03 ADLS, Clay Terrace - Building B-19 Docket No. 22-03 ADLS, Clay Terrace - Building B-22 Docket No. 23-03 ADLS, Clay Terrace - Building E-l The applicant seeks approval of five ADLS applications for the overall site and various buildings within the Clay Terrace development. The site is located at the southwest comer of US Highway 31 and East 146tl1 Street. Filed by Mark Jang of Lauth Property Group. These items were on the Plan Commission agenda for discussion on March 18. The items were forwarded to the Special Studies Committee and discussed on March 25th. Several questions were asked at the March 25 Committee meeting relating to the lack of compliance illustrated in the renderings and plans with the language in the PUD. Specifically, building designs and signage were discussed at length. The department has additional concerns with regard to lighting and landscaping information that has been submitted. It is not clear based on the submitted information that the level oflandscaping (number ofplantings and distribution) conforms to the PUD. Specifically, there is not one shrub along the parking areas adjacent to 146th Street, west of Range Line Road. The PUD calls for 15 per lOa', In addition the lighting information shall indicate the limits of the 0.1 and 0.3 footcandle levels. It appears that the plan is to exceed these levels at the south property line. The Department will not support a request for relief from this requirement. The following are comments from the Departments that the applicant has been asked to address: A DT.S' 1. Architectural Design: a. Block A: -Pay particular attention to the wall heights on these two buildings. The elevation of the road (146th Street) may create the need to raise fayade heights to achieve screening of roof top mounted equipment effectively. This is the front door of the development. The north elevation could be dressed up a bit more. -Articulated cornice elements need to be provided along many segments of the building fayade, all sides. -The rear of the building provides little vertical relief to avoid monotonous box appearance. Committee Report200J-0403.rtf Page 2 of 19 -The rear and sides of the building do not comply with the three-element requirement of a base, middle, and top articulation per the POO. -More than one material should be used along the rear elevation to achieve compliance with requirement deficiencies noted above. -Distribution packet illustrates building in Block B on Landscape and Hardscape plans. Please revise. b. Block B: -Building labeled B 1 does not match footprint on Landscape and Hardscape exhibits. Please revise. -Articulated cornice elements ne"ed to be provided along many segments of the building fa9ade, all sides (rear in particular). -The rear of the building provides little vertical relief to avoid monotonous box appearance. _ The rear and sides (interior) of the buildings do not comply with the three-element requirement of a base, middle, and top articulation per the PUD. - More than one material should be used along the rear elevation to achieve compliance with requirement deficiencies noted above. -Distribution packet illustrates building in Block A on Landscape and Hardscape plans. Please revise. -Provide detail regarding the gate enclosing the dumpster/delivery area. c. Block C: -Articulated cornice elements need to be provided along all segments of the building fayade. - The entire building provides little vertical relief to avoid monotonous box appearance. An element should be introduced in this building that establishes a much greater level of relief. Perhaps even a two-story element. -The rear and sides (interior) of the buildings do not comply with the three-element requirement of a base, middle, and top articulation per the PUD. -Provide greater detail on the treatment of building side raised fac;ade elements. How are they treated so as not to appear as a false fa((ade from the side and rear, specifically elevations 02F and 06A. -More than one material has been used along the rear elevation (06A) to achieve compliance closer conformance. Expand on these details on other buildings. Remember, this is the elevation seen from US 3 L -Provide detail regarding the gate enclosing the dumpster/delivery area. d. BlockD: -Articulated cornice elements need to be provided along all segments of tbe building fayades. -The rear and sides (interior) of the buildings do not comply with the three-element requirement of a base, middle, and top articulation per the PUD. Committee Report 2003-0403 ,rlf Page 3 of 19 -Provide greater detail on the treatment of building side and rear fayades, specifically elevation 02D and 08A. -Provide detail regarding the gate enclosing the dumpster/delivery area. e. Block E: -Articulated cornice elements need to be provided along all segments of the buildingfayades. - The rear and sides (interior) of the buildings do not comply with the three-element requirement of a base, middle, and top articulation per the POO. -Provide greater detail on the treatment of building path elevation, specifically along the second floor that will be visible above one-story building to south as one travels north on Range Line. - Provide detail regarding the gate enclosing the dumpster/delivery area. -Distribution packet illustrates building in Block F on Landscape and Hardscape plans. Please revise. f Block F: -Articulated cornice elements need to be provided along all segments of the. building fagades. -The rear and sides (interior) of the buildings do not comply with the three-element requirement of a base, middle, and top articulation per the PUD. -Expand details on all sides of the buildings. Remember, the rear elevations are seen from US 31. - Where is dumpster/delivery area for this building? -Distribution packet illustrates building in Block E on Landscape and Hardscape plans. Please revise. g. Building A-4 -Illustrate treatment on all four sides of the corner tower element. - These elevations indicate tilt concrete panel with formliner and scoring. Is this correct? -Add public art and trellis detailing to rear and west side of building. - The west elevaJion is an important elevation seen from 146th Street. Improve treatment to this side. -Provide gates to dumpster/delivery area for this building. h. BuildingB-19, B-22 -Much greater detail is necessary to evaluate this building. -Articulated cornice elements need to be provided along all segments of the building fagades. -All sides of this building do not comply with the three-element requirement of a base, middle, and top articulation per the PUD. - Expand details on all sides of the buildings. This building is seen more than any other from US 31 / 146th Street. Committee Report 2003-0403.rtf Page 4 of 19 -Provide gates to dumpster/delivery area for this building, both sides. 1. Building E-l -Comments fot this building are similar to others. Nothing specific. J. General: -Add key map to all pages illustrating location of structure on overall site. - Provide color elevations of all sides of buildings. -Building materials need to be identified on all renderings. -Use darker line to define breaks in the building facades on the elevations. This would make them easier to read. -Illustrate the type of relief and 360-degree treatment for raised fayade elements. 2. Lighting: a. Provide cut sheet for all proposed fixtures. -plan does not indicate heights for any fixtures, please provide. -all fixtures shall be 90-degree cut offs. b. Displayheight of pole fixtures, maximum of25', 15' within 90 feet of north, south & west property line. c. Lighting plan needs to reflect current site layout. d. Submit photometric illustrating 0.1 and 0.3 footcandle line where applicable, illustrating no spill over at the property line in excess of these amounts. e. Plan calls for ground signs to be up-lit. Show fixtures. f. Is any ground mounted lighting proposed. It is encouraged in the PUD. 3. Landscaping: a. The PUD requires 15 shrubs per 100' within the greenbelt along US 31 and 146th.Street. None have been provided. Please revise plans. b. The PUD requires 10 shrubs per 400 s.f. of interior landscape area. Also, each interior landscape area is to be a minimum of 400 s.f. in area. However, less than half ofthe islands contain shrubs. Please explain and revise plans. c. Provide detail of the proposed fence along west/south property line. This should be consistent with the rendering submitted at the time of the rezone. d. Please provide an accounting of all greenbelts, interior parking area, and building perimeter planting area. This accounting should include the number of required plantings compared with the number provided. Example: provide number oflinear feet of US 31 frontage and calculate required number of trees and shrubs in table format. e. Provide a legend on all exhibits illustrating the landscape plan. f. Provide detail of Landscape Trellis Systems. g. Provide detail on tree wells and grates. Committee Report 2003-0403.rtf Page 5 of 19 / 4. Signage: a. b. c. d. n,,:velopment Plan' The PUD allows 2 center identification ground signs at the north and south ends of the development along Range Line Road. It further states that the signs shall be consistent with the design identified in Exhibit "B" contained within the PUD. The proposed signs area not consistent with the design within Exhibit "BOO. To achieve the proposed designs, you would need to seek an amendment to the PUD Ordinance and have that approved by the City Council. No center/tenant identification ground signs have been proposed. Please advise. Provide examples of all signage types identified within your narrative, "2.15 Storefront Signs". Identify the signable area on the proposed building elevations. This would be similar to the elevations submitted with the applications. 5. Provide plans for improvements to Rangeline Road south of US 31. 6. File letter with current plans to the State (INDOT) for comments, copy DOCS. 7. Landscape strip: 5' shown, 10' required, along 146111 Street. 8. Illustrate pathways along Rangeline Road north and south of US 31 and 146t11 Street. 10' asphalt paths required per Alternative Transportation Plan. 9. Define exact street ROW lines. Ensure 30' landscape buffer between ponds/parking ROW. 10. If signs are to be located at the intersection ofRange1ine Road and US 31, thus expanding the proj ect real estate, then you will also need to show 8' fence extended to south line of project real estate (provide fence along Walters Plaza south to existing nursery site. Further comments will be reserved once plans are updated according to the above comments. The Department is requesting that the Committee forward these petitions back to the full Plan Commission after all concerns and questions have been addressed. Committee Report 2003-0403.rlf Page 6 of 19