HomeMy WebLinkAboutPlan Dept Response Ltr 060209Indianapolis, Indiana
Historic Fort Harrison
8901 Otis Avenue
Indianapolis, IN 46216
Toll-Free: 866.973.7100
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Suite 100
West Lafayette, IN 47906
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Historic Fort Harrison 8901 Otis Avenue Indianapolis, IN 46216-1037 Phone: 317.826.7100 Fax: 317.826.7200
June 2, 2009
Ms. Angelina Conn
Planning Administrator
Department of Community Services
One Civic Square
Carmel, Indiana 46032
RE: Docket Number 09020016 DP Amend/ADLS
Primrose School – Carmel Science & Tech. Park, Blk 7, Lot 3
Dear Angie:
Attached are copies of the revised Site Plan for the Primrose School to be located at the corner of Carmel
Drive and Adams Street. Below are responses to your Review Comment E-mail dated April 23, 2009:
1. Remember to include the Development Plan application’s Findings of Fact sheet in your
final info packets.
The Development Plan application’s Findings of Fact sheet is attached.
2. Provide the filled out and notarized affidavit of notice of public hearing page of the
application.
This is attached.
3. Provide the filled out Notice of Public Hearing page of the application.
This is attached.
4. Provide the filled out and notarized Public Notice Sign Placement affidavit page of the
application.
This is attached.
5. Please provide copies of your correspondence with the TAC members and their
correspondence with you.
These are attached.
6. Feel free to bring color and material samples to the Plan Commission meeting.
So noted.
7. Provide digital files of the application and site plans.
This will be submitted on June 5.
8. Provide the site plan overlaid on aerial photograph of immediate area.
This will be submitted on June 5.
9. Please label the building’s widest and longest dimensions on the site plan and the building
elevations.
This will be submitted on June 5 within the Architect’s information.
Ms. Angelina Conn
June 2, 2009
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10. Provide an erosion control plan.
This has been included in the construction plans. The revised set will be resubmitted on June 5.
11. Please provide a copy of the drainage calculations.
The drainage calculations will be included in the resubmittal on June 5. These calculations were
reviewed and approved by Crossroads Engineers, PC.
12. Work with Dept of Engineering on estimated construction cost to comply with the
Thoroughfare Plan and Alternative Transportation Plan improvements.
So noted.
13. See ZO Section 27.05 for the required drive aisle widths.
The drive aisles have been revised to 25’ wide.
14. Extend/connect your sidewalks to the paths along the streets. Also, try adding sidewalk
connections to Midwest ISO’s site.
The sidewalks have been extended to both Carmel Drive and Adams Street. Additionally the
sidewalk was added to the southeast property corner. This will align with the existing ADA ramp
and sidewalk system across the private drive which goes to the Midwest ISO.
15. Provide the colors and screening details of the up-lighting fixtures. Also, possibly add light
shields to prevent light spillage.
These will be submitted on June 5.
16. Is the U.S. flag proposed to be flown, or a corporate flag?
The U.S. Flag will be flown above the corporate flag.
17. Please move the bike rack closer to the building entrance to comply with ZO Section
27.06.03.
Completed as requested.
18. Please submit the bollard colors. The Plan Commission will want them to match or
complement the building.
This will be submitted on June 5.
19. Submit 3D computer renderings of the buildings, as you did with the BZA Use Variance
petition.
This will be submitted on June 5.
20. Provide 2D color building elevations, color samples, and/or photo examples of existing
similar buildings.
These will be submitted on June 5.
21. Please make the window shutters to scale with windows, as if they are operable. Or, remove
them, altogether.
The shutters have been removed from the plans. Add dormers to try and break up the
massiveness of the roof planes.
An additional gable has been added as requested. The 3D views will show how the gable breaks
up the roofline as requested.
22. Are the ceilings vaulted or is there storage space in the attic?
The largest classroom does have a vaulted ceiling. There is mechanical space but no storage in
the attic.
23. The Dept suggests changing the building architecture to match that of Primrose School at
WestClay, which may better fit the context of the area.
The building has been designed to fit with the attractive architecture of the area. Each elevation
has feastures to enhance the areas aesthetics. The building is tied to the ground with strong
horizontal lines and a stone base. The area above the base will be light colored stucco. The
building has been designed to look “homelike”. Each elevation has features to enhance the
residential aesthetics. This is done intentionally to help the children feel more comfortable and
Ms. Angelina Conn
June 2, 2009
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accepting. The building has a “T” plan to break down the visual mass of the building. Visible faces
are articulated to add interest and reduce the scale. The choice of tow types of surfaces as the
predominant exterior finish will again reduce the scale of the elevations and add interest.
24. Make sure the dumpster enclosure the enclosure is 2-ft higher than the actual dumpster,
per Section 25.01.02.C. Also, provide more detail on gate enclosure material/color.
The dumpster enclosure will be at least two (2) feet taller than the dumpster. The gates are ribbed
steel painted Tate Olive.
25. Shift building closer to the street intersection.
We have placed the building very close to Carmel Drive. With the separation of landscape and
utility easements, we are as close as possible to Adams Street.
26. Provide more detail on the vinyl fence screening for the mechanical equipment. Also,
landscaping should be included in the screening of these A/C units.
The fence details have been added to the plans.
27. The traffic flow at the entrance seems a little unsafe, especially if vehicles stack for pick-
up/drop-offs. Please show how traffic circulation will work. Also, please show how a school
bus might navigate the site.
28. Parents are required to physically bring their child or children into the center and sign in (and out).
Therefore, there will be no stacking of vehicles. The school will have thirty-nine (39) parking stalls
which include two (2) ADA stalls. Many times the parent will have a short discussion with child’s
caregiver. With twenty-three (23) parking stalls allocated for staff and van parking, a total of
sixteen (16) stalls will be provided and parental unloading and loading. Their studies and
experience tell them the average time for loading and unloading (total parking time) is seven (7)
minutes. With sixteen (16) stalls for parents, a total of one hundred thirty-seven (137) cars per
hour could be accommodated which is far more than necessary to accommodate the one hundred
eight-five (185) children that would come from approximately one hundred thirty (130) families
using the center. From their experience with the design of over six hundred (600) centers in the
past twenty-one (21) years, they assure you adequate parking is provided. School buses are not
used in the operation of the center. They will employ mini-buses to pick up and drop off older
children at their elementary schools.
29. Please provide the lot cover percent; include pavement as well as building footprint. The
maximum lot cover permitted is 80%.
These calculations have been added to the plans on Sheet C101.
30. Please label the easements and setbacks on the landscape plan, and show utility lines.
Completed as requested.
31. Landscaped yards: show/label 15-ft wide front yards and 10-ft wide rear/side landscaped
yards. Please, separate these from the utility/drainage easements.
Five (5) additional feet was added along Carmel Drive between the existing twenty (20) foot utility
easement and the play area fencing. An additional fifteen (15) feet was added along Adams Street
between the existing twenty (20) foot easement and the play area fencing. This fifteen (15) feet on
both public road frontages will be utilized for the required tree plantings.
32. See Section 20D.07 for landscaping requirements including building base plantings. Verify
with the City Forester, Scott Brewer, that ZO Section 26.04 – buffer yard- requirements do
not apply.
At the meeting at your office on May 26, Mr. Brewer determined that this section does not apply.
Therefore, no action was taken.
33. Please add some shade trees to the play areas.
Based on discussion at the May 26 meeting, the requested trees within the playground will not be
required. All plant material inside the playground are a safety issue with the children and the
plantings would not be expected to survive typical playground activity.
Ms. Angelina Conn
June 2, 2009
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34. Lighting shall not exceed 0.3 foot-candles at property lines. Please revise your photometric
plan and light fixture placement.
The revised Photometrics Plan will be submitted on June 5.
35. Will there be logos or text on the shade shelters?
Yes, these logos will be provided via e-mail to your attention.
36. The Dept would prefer that the sign on the mail box post is removed.
The logo on the mailbox will be provided via e-mail to your attention for your review and
discussion.
37. Hint: reducing the traffic directional signs to 3-ft tall and less than 3 sq ft in area will make
them exempt signs.
So noted.
38. Provide colors samples for the signs or provide color graphics.
Color sample will be submitted on June 5.
39. A BZA variance is required for the total number of signs (3).
One wall sign has been deleted. Therefore only two (2) are requested.
40. Please revise the ground sign design/text to complement the curved top of the sign. Also,
please consider placing the sign perpendicular to Carmel Dr, since this street has higher
traffic counts.
Details of the sign will be sent for further review. The sign has also been relocated to be
perpendicular with Carmel Drive as requested.
41. Please move the ground sign out of the easement.
The sign has been moved as requested.
42. On Drawing X-1, what does the rectangle represent, at the private drive entry off of Adams
St.?
This was an old monument sign location. This has been removed from the plans.
43. What are the proposed hours of operation?
Generally the hours are 6:00 AM to 6:30 PM.
44. Through not required, please try to incorporate LEED or sustainable building and site
design, such as: day lighting, low-flow fixtures, light sensors, pervious pavers in entrance
drive, natural ventilation, low VOC paint and carpet, native plants, etc.
A list of sustainable features will be included in the June 5 resubmittal.
Please do not hesitate to call if you have any questions.
Sincerely,
The Schneider Corporation
Mark L. Thorpe, R.L.A.
Engineering Project Manager
