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HomeMy WebLinkAboutDept Review with Petitioner Responses etnit NELSON FRANKENBERGER D OGS A PROFESSIONAL CORPORATION ATTORNEYS AT LAW, JAMES J. NELSON 3105 EAST 98TH STREET, SUITE 170 JANE B. MERRILL, CHARLES D. FRANKENBERGER INDIANAPOLIS, INDIANA 46280 Of Counsel JAMES E. sHINAVER LAWRENCE J. KEMPER PHONE: 317-844-0106 JOHN B. FLATT FACSIMILE: 317 846 -8782 JON C. DOBOSIEWICZ, FREDRIC LAWRENCE Land Use Professional JAMES A. NICKLOY CHRISTOPHER A. FERGUSON March 31, 2011 Angie Conn City of Carmel One Civic Square Carmel, IN 46032 Re: Docket Number 11020013 DP /ADLS Application for the proposed Woodland Terrace Continuing Care Retirement Community (CCRC) Dear Angie: Below please see the response to the questions included in your review of the above referenced matter dated March 7, 2011. Planning /Zoning Department review comments: Feel free to bring color /material samples of the building to the Plan Commission meeting. We will have material samples and colors for all exterior building materials at the Plan Commission meeting. Need Secondary Plat /Replat application, in order to combine the two platted lots into one, to remove the middle property line, and also to remove part of the N.A.E. The application will be filed at a later date. We anticipate filing for DOCS review once we conclude the DP /ADLS process. Please provide copies of your correspondence with the TAC members and their correspondence with you. You have been copied on all TAC correspondents. Remember to include the Development Plan application's Findings of Fact sheet in your final info packets. Thank you for the reminder. This will be included at the appropriate time. In the future, please provide all Design Information on the ADLS application. OK Woodland Terrace Response letter to A Conn 033111 1 9 (e Provide the filled out and notarized affidavit of notice of public hearing page of the application. This will be provide on or before April 15 with items requested under #7 and #8. Provide the filled out Notice of Public Hearing page of the application. This will be )e provide on or before April 15 with items requested under #6 and #8. 0 Provide the filled out and notarized Public Notice Sign Placement affidavit page of the application. This will be provide on or before April 15 with items requested under #6 and #7. Provide an exhibit with the site plan overlaid upon and aerial photo of the site. See O attached. j l1( Please explain how you calculated the floor area ratio. We calculated the floor area ratio (FAR) in accordance with the definition provided in the zoning ordinance. The building area was measured from the interior face of exterior walls .and includes basement, elevator shafts and stairwells of each story and floor space used for mechanical equipment. The two -story lobby area was counted once. The gross floor area is 221,390 SF. Divided by the site area of 317,729 SF, the FAR is 0.69. o'( Need to -scale architectural building elevations on 24 x 36 or similar sized paper. Attached are exterior elevations plotted at a scale of 1/16 =1'0 0 Please label the mechanical equipment locations on the site plan and building elevations and provide details on how they are screened from view. This includes electric and gas meters. Mechanical systems design has not been completed at this time, however, we believe that the perimeter screen wall above the roof elevation will conceal all mechanical equipment located on the roof fro .iew. We d not intend to locate mechanical equipment on the ground. e-e ectric and gas meters will be located in the receiving area and will be scre ed by the adjacent screen wall. 0� Please consider using additional LEED or `green' building practices, such as a white membrane roof, solar panels, skylights, etc. List is attached. Sustainable "green" building design features will include the following: a. Bio- retention areas for stormwater b. Native landscaping and tree preservation c. Connectivity to adjacent sites d. White membrane roof e. Porous paving f. Landscaped parking islands that will provide shade within 5 years g. High- efficiency building and site lighting h. Building materials sourced from within 500 miles i. Water efficient plumbing fixtures throughout j. Use of recycled building materials k. Use of Energy Star appliances Woodland Terrace Response letter to A Conn 033111 1. Low VOC paints, coatings and sealants m. Low E, insulating glass n. Low VOC floor finishes o. Motion sensors for lighting p. Energy efficient mechanical systems Attached is a completed copy Carmel's Green Building Checklist. 0 Need a revised traffic study and analysis, since when the Holiday Inn item was brought through. (Please verify this with the City Engineering Dept, 571- 2441.) Based on discussions with Gary Duncan a traffic study is not required based on the overall reduction in traffic between the previously approved office and the current proposal. 0 Per the thoroughfare plan, a 50 -ft half r/w is required along Smokey Row. (Please verify this with the City Engineering Dept, 571- 2441.) The plans have been revised and the plan now illustrates the required right -of -way. This will also be updated on the new plat when submitted. Prepare an estimated construction cost to comply with the Thoroughfare Plan Alternative Transportation Plan; contact the Engineering Dept. for more details. This is being prepared and will be submitted to Carmel Engineering. e f Please label the 5 -ft wide sidewalk along Pro Med Dr. and label the 10 -ft wide side path along Smokey Row Rd. The plans have been updated to note these items. X Will you be adding a path connection stub into the path surrounding the pond at Meadowlark Park? Discussions are ongoing with the property owner to the south. It is our hope to provide a connection but can not guarantee a connection across property we do not own. ID Please show /label the bicycle parking area and provide the bike rack details, per chapter 27.06 of the ordinance. This will be noted on the revised plans. ►.`I� Please make sure that all exterior light fixtures have flat lenses and 90- degree cutoffs so that the light is downcast. Exterior light fixtures will have 90 degree cut -offs. D'(--X Please provide the locations of the building up- lighting or landscaping lighting? Also, what color will these light fixtures be? No building "up- lighting" or landscape lighting are planned. The sign lighting is directional and will be shielded. The 4 -ft wall and the variable height retaining wall /screen wall design, color, and material details area needed. A detail of this wall will be provided. 0\L- 3D Perspective computer- enhanced color renderings showing the proposed building, signage, parking areas (shown loaded) and any displays within the context of the actual existing site conditions, including how it will look from any adjoining Woodland Terrace Response letter to A Conn 033111 1 residential areas, as well from as three locations, whose distance is no less than three hundred (300) linear feet away nor more than one thousand (1000) linear feet away (from the property line). Attached are 3D perspective color renderings of the site and buildings. 4. Per the Ordinance, any attached or detached Accessory Building shall have on all sides the same building proportions, architectural features, construction materials, and in general be architecturally compatible with the Principal Building(s) with which it is associated. Perhaps, add some window or vent dormers to help break up the roofline so that it complements the main building architecture /roofline. We would prefer to keep the garage roof design a low profile so that the focus is on the main building. AWN Please comply with Section 23B.08: Height and Yard Requirements: "The purpose of this Section is to provide site design requirements that align buildings along the edges of a parcel, towards the public right -of -way of the U.S. 31 Corridor, and, where applicable, the I -465, Pennsylvania Street, Pennsylvania Parkway, Meridian Corners Boulevard, and Illinois Street Corridors. It is the intent of these regulations to orient new buildings with their longest axis parallel to the adjoining highway or street to create a sense of enclosure along the streets, with parking located to the rear, and, if necessary, to the side of a building." (We can discuss this further.) Subject to approval of the Waiver and the determination made by staff provided the parking spaces meet the building setback of 40' along Smokey Row which the plan will conform to the requirements of 23B.08 Height and Yard Requirements and Section 23B.12.A. 0 JC6. Please comply with Section 23B.12.A: There shall be no parking between the U.S. 31 right -of -way and the front build -to line of the building. (We can discuss this further.) See response to #25 above. D1 Please comply with Section 23B.09.D: Roof: Modulation of the roof and /or roof line will be required in order to eliminate box shaped buildings. (We can discuss this further.) The roof line of the primary building is well articulated. See attached renderings. dr Daren Mindham with the City Forestry Dept, will review the Tree Preservation Plan and Landscape Plan. We have met with Daren Mindham and addressed his concerns. You should have an e-mail providing his approval. t On the main building, what is the percent EIFS of all non window facade area? (It must be less than or equal to 10 The percentage of EIFS of the non- window facade area is 4 0\f Need details on the window trim and the balcony finishes. We plan to use aluminum clad wood windows (beige or tan color). The balcony metal railings will be black and the face trim and underside will be EIFS. Woodland Terrace Response letter to A Conn 033 1 I I 6�� 1! What are the colors /materials of the garage doors? The garage doors will be painted aluminum (beige or tan color). 62 32° Will there be any fencing? If so, please provide the location and design details and see section 23B.16.14 for perimeter fence regulations. No fencing is planned. 0 Please provide details /locations on the directional or incidental signs proposed, if any. Remember, these exempt signs can be 3 square feet in area and 3 feet tall. See attached proposed signage for the service /receiving drive. I 4: Ground signs: Please lower the height of the ground sign by reducing some of the EIFS area above the text of the sign, to help with the overall scale of the sign. The cornice is okay.) We would like to keep the ground signs as designed. The lettering is held above grade level to allow for the height of the landscape plantings. The "cornice" is of a scale to replicate the main building entrance facade. 0 Ground sign at corner: the sign must be at least 10 -ft back from the road right of way. We have relocated the ground sign at the corner of Smokey Row and Pro Med Drive ten feet from the right -of -way. Very truly yours, NELSON FRANKENBERGER, P.C. l m /1 Jon C. Dobosiewicz Land Use Professional Enclosures Woodland Terrace Response letter to A Conn 033111 CARMEL GREEN BUILDINGIRENOVATION CHECKLIST These items are not required by the current Zoning Ordinance or Building Code, but are strongly recommended by the Department of Community Services. Green building and design saves energy and money while providing for a more sustainable community. 4 ?O1l NEW CONSTRUCTION Bicycle lockers /changing rooms /showers Best Management Practices for stormwater REC&jvE0 Native landscaping /tree preservation APH Connectivity- to <adjacent sites r Y.._._ Pedestrian ❑Vehicular ❑Green roof U in White membrane/high albedo roof iN orous pavers /permeable pavement in parking lot Recycling areas onsite ❑Internal recycling areas ❑External recycling areas NParkin islands landscaped to provide shade within 5 years a High efficiency lighting inside and outside Building and finishing materials sourced from within 500 miles EIWater- efficient fixtures throughout .4 Use of recycled materials in construction and fit -out ►T1 Operable windows for cross ventilation and light l High efficiency HVAC systems eUse of Energy Star or similar appliances M1 Low VOC paints, coatings, and sealants 0 Low -E glass inLow VOC flooring materials Light and motion sensors for lighting andwater fixtures i Wind turbine and/or photovoltaic panels, placed to maximize efficiency and minimize I visual impact. i RENOVATION Same as above plus: ❑Building reuse ❑Site materials reuse ❑Increase in green space /landscaping ❑Reduction of runoff Conn, An elina V From: Jon Dobosiewicz [fond @NF LAW.COM] Sent: Wednesday, April 13, 2011 1:40 PM To: Conn, Angelina V Cc: Boone, Rachel M.; Chris White Subject: RE: more review comments for Woodland Terrace Angie, Please also take into consideration the following replies from the project architect: They add detail to some of the replies I sent earlier. The only change is with regard to the building address. See below. Thanks, Jon The following are my responses: 1. 2. 3. The ground signs were designed relate to the building architecture The area above the lettering is consistent in overall scale with the cornice of the entrance facade. We believe the three materials also help relate to the building architecture. 4. The cast stone base provides for'fewer joints and will be more tolerant to freezing /thawing issues. We would anticipate a concrete footing starting a grade level. 5. We feel that the proposed flood lighting will be more residential than illuminated letters and will not present a maintenance issue. 6. We would prefer to eliminate the address to keep the signage from getting too busy. 7. 8. We feel that the building design is unique and different than other facilities on the U.S. 31 Corridor. 9. The perspective views of the building facade illustrate that the building roofline is well articulated. 10. We wanted to make the main building entrance facade unique and provide a visual break in the overall elevation. 11. The breaks in the brick colors provide interest in the elevations. The "wings" are not symmetrical due to window and balcony Locations. Jon C. Dobosiewicz Land Use Professional Nelson Frankenberger, PC 3105 East 98th Street, Suite 170 Indianapolis, IN 46280 317- 844 -0106 (Office) 317 -428 -8393 (Cell) 317- 846 -8782 (Fax) iorU nf- law.com NOTICE OF CONFIDENTIALITY This E -mail message and its attachments (if any) are intended solely for the use of the addressee hereof. In addition, this message and the attachments (if any) may contain information that is confidential, privileged and exempt from disclosure under applicable law. If you are not the intended recipient of this message, you are prohibited from reading, disclosing, reproducing, distributing, disseminating or otherwise using this transmission. Delivery of this message to any person other than the intended recipient is not 1 intended to waive any right or privilege. If you have received this message in error, please promptly notify the sender by reply E -mail and immediately delete this message from your system. ***X* C j :5: Y, e; 'X, F t 'h, ,x: This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed. If you have received this email in error please notify the system manager. From: Jon Dobosiewicz Sent: Wednesday, April 13, 2011 1:25 PM To: 'Conn, Angelina V' Cc: Boone, Rachel M.; 'Chris White' Subject: RE: more review comments for Woodland Terrace Angie, See our response below in red. Thanks, Jon From: Boone, Rachel M. Sent: Monday, March 28, 2011 4:03 PM To: Conn, Angelina V Subject: Review comments for Woodland Terrace Hi Angie, Here are some comments to add to the file. Feel free to edit as you see fit. 1. 2 signs would be allowed. It can be either two wall, two ground, or one ground and one wall. One ground sign could be 75 sq. ft. and 6'.tall. One wall sign could be up to 105 sq. ft. depending on where it is located. I did not see a wall sign on the plans. Two ground signs are proposed. One on the Smokey Row frontage and one at the entrance along Pro Med. Both signs are the same size and height. A little less than 30 square feet of sign area and 6' tall. 2. The proposed ground sign size is good. OK 3. I understand tying the design of the ground sign into the building design, but I think there is a lot of wasted space at the top of the sign. The three materials also makes the sign look busy. The name gets lost. The sign has been designed to carry across the building materials. We feel that the name will be adequately visible by the motoring public. 4. I am concerned with the veneer brick and stone. What is the base of the sign and how will it hold up to the weather? The sign base is stone veneer and the front and sides is surrounded by landscape beds. Weather should not be a significant factor in the maintenance of the signs. 5. We have had some concern from businesses in the past that ground illumination is costly and performs'poorly. We just want to urge you to take caution when picking lights and know they may be prone to needing maintenance. If you were interested in an illuminated letter or a back lit letter on the ground sign, the Dept. would be in support of it. Thank you. For now we will stay with ground illumination. If a change is made in the future we will seek the required approvals prior to making changes. 6. Please include the address on the ground sign. We will add the address to the sign centered below the name. 7. What other signage will go on the site? Please submit a signage packet regarding any directional, parking, address, window clings, etc. for review. All other signage is included with the Plan Commission submittal. See attached, page 3. 2 Conn, An elina V From: Jon Dobosiewicz [fond @NF LAW.COM] Sent: Wednesday, April 13, 2011 1:25 PM To: Conn, Angelina V Cc: Boone, Rachel M.; Chris White Subject: RE: more review comments for Woodland Terrace Attachments: Signage.pdf Angie, See our response below in red. Thanks, Jon From: Boone, Rachel M. Sent: Monday, March 28, 2011 4:03 PM To: Conn, Angelina V Subject: Review comments for Woodland Terrace Hi Angie, Here are some comments to add to the file. Feel free to edit as you see fit. 1. 2 signs would be allowed. It can be either two wall, two ground, or one ground and one wall. One ground sign could be 75 sq. ft. and 6' tall. One wall sign could be up to 105 sq. ft. depending on where it is located. I did not see a wall sign on the plans. Two ground signs are proposed. One on the Smokey Row frontage and one at the entrance along Pro Med. Both signs are the same size and height. A little Tess than 30 square feet of sign area and 6' tall. 2. The proposed ground sign size is good. OK 3. I understand tying the design of the ground sign into the building design, but I think there is a lot of wasted space at the top of the sign. The three materials also makes the sign look busy. The name gets lost. The sign has been designed to carry across the building materials. We feel that the name will be adequately visible by the motoring public. 4. I am concerned with the veneer brick and stone. What is the base of the sign and how will it hold up to the weather? The sign base is stone veneer and the front and sides is surrounded by landscape beds. Weather should not be a significant factor in the maintenance of the signs. 5. We have had some concern from businesses in the past that ground illumination is costly and performs poorly. We just want to urge you to take caution when picking lights and know they may be prone to needing maintenance. If you were interested in an illuminated letter or a back lit letter on the ground sign, the Dept. would be in support of it. Thank you. For now we will stay with ground illumination. If a change is made in the future we will seek the required approvals prior to making changes. 6. Please include the address on the ground sign. We will add the address to the sign centered below the name. 7. What other signage will go on the site? Please submit a signage packet regarding any directional, parking, address, window clings, etc. for review. All other signage is included with the Plan Commission submittal. See attached, page 3. 8. As for the building design, I think it should be more unique, as now it looks very similar to other projects that have come through. We are not aware of a building with a similar design in the vicinity of this site. Can you please provide renderings or photos of the buildings being referenced and their locations? 9. The rounded arch details on the roof don't break up the facade enough. It looks like a massive expanse of roof. Please see the perspectives under Tab 5 of the information booklets and balcony detail under Tab 6 for greater detail on the appearance of the roof. We will review the building design with the committee on May 4. 10. The one middle section of flat roof doesn't seem to go with the rest of the building. It looks out of place. Please see the building perspectives included under Tab 5 of the information booklet. We will review the building design with the Committee on May 4. 11. Where they chose to break up the brick colors seems "off'. It might look better if it was symmetrical. Please see the color elevations included in Tab 4 of the information booklet for greater detail regarding the building materials and colors. The brick color changes on a vertical plane above the first floor. 12. I really hope they keep the tree preservation areas thick and dense. The tree preservation areas have been reviewed and approved by the Urban Forester. 2 Conn, Angelina V From: Conn, Angelina V Sent: Tuesday, March 29, 2011 3:26 PM To: 'Jon Dobosiewicz' Cc: 'Charlie Frankenberger' Subject: FW: more review comments for Woodland Terrace Jon: Some additional (mostly signage) review comments below. Please address these when you address the initial set of review comments that were e- mailed out on March 7. Thanks, -Angie Conn, Planning Administrator From: Boone, Rachel M. Sent: Monday, March 28, 2011 4:03 PM To: Conn, Angelina V Subject: Review comments for Woodland Terrace Hi Angie, Here are some comments to add to the file. Feel free to edit as you see fit. 1. 2 signs would be allowed. It can be either two wall, two ground, or one ground and one wall. One ground sign could be 75 sq. ft. and 6' tall. One wall sign could be up to 105 sq. ft. depending on where it is located. I did not see a wall sign on the plans. 2. The proposed ground sign size is good. 3. I understand tying the design of ithe ground sign into the building design, but I think there is a lot of wasted space at the top of the sign. The three materials also makes the sign look busy. The name gets lost. 4. I am concerned with the veneer brick and stone. What is the base of the sign and how will it hold up to the weather? 5. We have had some concern from businesses in the past that ground illumination is costly and performs poorly. We just want to urge you to take caution when picking lights and know they may be prone to needing maintenance. If you were interested in an illuminated letter or a back lit letter on the ground sign, the Dept. would be in support of it. 6. Please include the address on the ground sign. 7. What other signage will go on the site? Please submit a signage packet regarding any directional, parking, address, window clings, etc. for review. 8. As for the building design, I think it should be more unique, as now it looks very similar to other projects that have come through. 9. The rounded arch details on the roof don't break up the facade enough. It looks like a massive expanse of roof. 10. The one middle section of flat roof doesn't seem to go with the rest of the building. It looks out of place. 11. Where they chose to break up the brick colors seems "off It might look better if it was symmetrical. 12. I really hope they keep the tree preservation areas thick and dense. Thanks, Rachel /Boone Sign Permit Specialist City of Carmel Department of Community Services 3rd Floor 1 One Civic Square Carmel, IN 46032 317.571.2417 317.571.2426 fax http://www.ci.carmel.in.us/services/communityservice.html Please consider the environment before printing this e -mail 2 Conn, Angelina V From: Conn, Angelina V Sent: Monday, March 07, 2011 1:20 PM To: 'Jon Dobosiewicz' Cc: 'Kelly, Rich';'Charlie Frankenberger' Subject: Review comments for Docket No. 11020013 DP /ADLS: Woodland Terrace CCRC Attachments: Carmel Green Building Checklist.doc Good afternoon, Jon Please reply to each of the review comments for the Woodland Terrace CCRC application via email or letter correspondence by April 4. Additional review comments may be voiced at the March 16 TAC meeting. Also, if you would like, we can meet to discuss; the review comments you have questions about. Thank you. Preliminary Planning/Zoning Dept. review comments: 1. Feel free to bring color /material samples of the building to the Plan Commission meeting. 2. Need Secondary Plat/Replat application, in order to combine the two platted lots into one, to remove the middle property line, and also to remove part of the N.A.E. 3. Please provide copies of your correspondence with the TAC members and their correspondence with you. 4. Remember to include the Development Plan application's Findings of Fact sheet in your final info packets. 5. In the future, please provide all Design Information on the ADLS application. 6. Provide the filled out and notarized affidavit of notice of public hearing page of the application. 7. Provide the filled out Notice of Public Hearing page of the application. 8. Provide the filled out and notarized Public Notice Sign Placement affidavit page of the application. 9. Provide an exhibit with the site plan overlaid upon and aerial photo of the site. 10. Please explain how you calculated the floor area ratio. 11. Need to -scale architectural building elevations on 24 x 36 or similar sized paper. 12. Please label the mechanical equipment locations on the site plan and building elevations and provide details on how they are screened from view. This includes electric and gas meters. 13. Please consider using additional LEED or `green' building practices, such as a white membrane roof, solar panels, skylights, etc. List is attached. 14. Need a revised traffic study and analysis, since when the Holiday Inn item was brought through. (Please verify this with the City Engineering Dept, 571 2441.) 15. Per the thoroughfare plan, a 50 -ft half r/w is required along Smokey Row. (Please verify this with the City Engineering Dept, 571- 2441.) 16. Prepare an estimated construction cost to comply with the Thoroughfare Plan Alternative Transportation Plan; contact the Engineering Dept. for more details. 17. Please label the 5 -ft wide sidewalk along Pro Med Dr. and label the 10 -ft wide side path along Smokey Row Rd. 18. Will you be adding a path connection stub into the path surrounding the pond at Meadowlark Park? 19. Please show /label the bicycle parking area and provide the bike rack details, per chapter 27.06 of the ordinance. 20. Please make sure that all exterior light fixtures have flat lenses and 90- degree cutoffs so that the light is downcast. 21. Please provide the locations of the building up- lighting or landscaping lighting? Also, what color will these light fixtures be? 22. The 4 -ft wail and the variable heightjretaining wall /screen wall design, color, and material details area needed. 23. 3D Perspective computer enhanced color renderings showing the proposed building, signage, parking areas (shown loaded) and any displays within the context of the actual existing site conditions, including how it will look from any adjoining residential areas, as well from as three locations, whose distance is no less than three hundred (300) linear feet away nor more than one thousand (1000) linear feet away (from the property line). 1 24. Per the Ordinance, any attached or detached Accessory Building shall have on all sides the same building proportions, architectural features, construction materials, and in general be architecturally compatible with the Principal Building(s) with which it is associated. Perhaps, add some window or vent dormers to help break up the roofline so that it complements the main building architecture /roofline. 25. Please comply with Section 23B.08: Height and Yard Requirements: "The purpose of this Section is to provide site design requirements that align buildings along the edges of a parcel, towards the public right -of -way of the U.S. 31 Corridor, and, where applicable, the 1 -465, Pennsylvania Street, Pennsylvania Parkway, Meridian Corners Boulevard, and Illinois Street Corridors. It is the intent of these regulations to orient new buildings with their longest axis parallel to the adjoining highway or street to create a sense of enclosure along the streets, with parking located to the rear, and, if necessary, to the side of a building." (We can discuss this further.) 26. Please comply with Section 23B.12.A: There shall be no parking between the U.S. 31 right -of -way and the front build -to line of the building. (We can discuss this further.) 27. Please comply with Section 23B.09.D: Roof: Modulation of the roof and /or roof line will be required in order to eliminate box shaped buildings. (We can discuss this further.) 28. Daren Mindham with the City Forestry Dept, will review the Tree Preservation Plan and Landscape Plan. 29. On the main building, what is the percent EIFS of all non window facade area? (It must be less than or equal to 10 30. Need details on the window trim and the balcony finishes. 31. What are the colors /materials of the garage doors? 32. Will there be any fencing? if so, please provide the location and design details and see section 23B.16.14 for perimeter fence regulations. 33. Please provide details /locations on the directional or incidental signs proposed, if any. Remember, these exempt signs can be 3 square feet in area and 3 feet tall. 34. Ground signs: Please lower the height of the ground sign by reducing some of the EIFS area above the text of the sign, to help with the overall scale of the sign. The cornice is okay.) 35. Ground sign at corner: the sign must be at least 10 -ft back from the road right of way. Angie Conn, Planning Administrator City of Carmel Planning Zoning Dept 1 Civic Square, 3rd Fir Carmel, IN 46032 0: 317-571-2417 F: 317 571 -2426 E: aconnOcarmel.in.gov W: Website Please consider the environment before printing this e-mail 2 Conn, Angelina V From: Conn, Angelina V Sent: Monday, March 07, 2011 1:20 PM To: 'Jon Dobosiewicz' Cc: 'Kelly, Rich'; 'Charlie Frankenberger' Subject: Review comments for Docket No. 11020013 DP /ADLS: Woodland Terrace CCRC Attachments: Carmel Green Building Checklist.doc Good afternoon, Jon Please reply to each of the review comments for the Woodland Terrace CCRC application via email or letter correspondence by April 4. Additional review comments may be voiced at the March 16 TAC meeting. Also, if you would like, we can meet to discuss' the review comments you have questions about. Thank you. Preliminary Planning/Zoning Dept. review comments: 1. Feel free to bring color /material samples of the building to the Plan Commission meeting. 2. Need Secondary Plat/Replat application, in order to combine the two platted Tots into one, to remove the middle property line, and also to remove part of the N.A.E. 3. Please provide copies of your correspondence with the TAC members and their correspondence with you. 4. Remember to include the Development Plan application's Findings of Fact sheet in your final info packets. 5. In the future, please provide all Design Information on the ADLS application. 6. Provide the filled out and notarized affidavit of notice of public hearing page of the application. 7. Provide the filled out Notice of Public Hearing page of the application. 8. Provide the filled out and notarized Public Notice Sign Placement affidavit page of the application. 9. Provide an exhibit with the site plan loverlaid upon and aerial photo of the site. 10. Please explain how you calculated the floor area ratio. 11. Need to -scale architectural building; elevations on 24 x 36 or similar sized paper. 12. Please label the mechanical equipment locations on the site plan and building elevations and provide details on how they are screened from view. This includes electric and gas meters. 13. Please consider using additional LEED or `green' building practices, such as a white membrane roof, solar panels, skylights, etc. List is attached. 14. Need a revised traffic study and analysis, since when the Holiday Inn item was brought through. (Please verify this with the City Engineering Dept, 571 2441.) 15. Per the thoroughfare plan, a 50 -ft half r/w is required along Smokey Row. (Please verify this with the City Engineering Dept, 571- 2441.) 16. Prepare an estimated construction cost to comply with the Thoroughfare Plan Alternative Transportation Plan; contact the Engineering Dept. for more details. 17. Please label the 5 -ft wide sidewalk along Pro Med Dr. and label the 10 -ft wide side path along Smokey Row Rd. 18. Will you be adding a path connection stub into the path surrounding the pond at Meadowlark Park? 19. Please show /label the bicycle parking area and provide the bike rack details, per chapter 27.06 of the ordinance. 20. Please make sure that all exterior light fixtures have flat lenses and 90- degree cutoffs so that the light is downcast. 21. Please provide the locations of the building up- lighting or landscaping lighting? Also, what color will these light fixtures be? 22. The 4 -ft wall and the variable height retaining wall /screen wall design, color, and material details area needed. 23. 3D Perspective computer enhanced color renderings showing the proposed building, signage, parking areas (shown loaded) and any displays within the context of the actual existing site conditions, including how it will look from any adjoining residential areas, as well from as three locations, whose distance is no less than three hundred (300) linear feet away nor more than one thousand (1000) linear feet away (from the property line). 1 24. Per the Ordinance, any attached or detached Accessory Building shall have on all sides the same building proportions, architectural features, construction materials, and in general be architecturally compatible with the Principal Building(s) with which it is associated. Perhaps, add some window or vent dormers to help break up the roofline so that it complements the main building architecture roofline. 25. Please comply with Section 23B.08: Height and Yard Requirements: "The purpose of this Section is to provide site design requirements that align buildings along the edges of a parcel, towards the public right -of -way of the U.S. 31 Corridor, and, where applicable, the 1 -465, Pennsylvania Street, Pennsylvania Parkway, Meridian Corners Boulevard, and Illinois Street Corridors. It is the intent of these regulations to orient new buildings with their longest axis parallel to the adjoining highway or street to create a sense of enclosure along the streets, with parking located to the rear, and, if necessary, to the side of a building." (We can discuss this further.) 26. Please comply with Section 23B.12.A: There shall be no parking between the U.S. 31 right -of -way and the front build -to line of the building. (We can discuss this further.) 27. Please comply with Section 23B.09.D: Roof: Modulation of the roof and /or roof line will be required in order to eliminate box shaped buildings. (We can discuss this further.) 28. Daren Mindham with the City Forestry Dept, will review the Tree Preservation Plan and Landscape Plan. 29. On the main building, what is the percent EIFS of all non window facade area? (It must be less than or equal to 10 30. Need details on the window trim and the balcony finishes. 31. What are the colors /materials of the garage doors? 32. Will there be any fencing? If so, please provide the location and design details and see section 238.16.14 for perimeter fence regulations. 33. Please provide details /locations on the directional or incidental signs proposed, if any. Remember, these exempt signs can be 3 square feet in area and 3 feet tall. 34. Ground signs: Please lower the height of the ground sign by reducing some of the EIFS area above the text of the sign, to help with the overall scale of the sign. The cornice is okay.) 35. Ground sign at corner: the sign must be at least 10 -ft back from the road right of way. Angie Conn, Planning Administrator City of Carmel Planning Zoning Dept 1 Civic Square,' 3rd Fir Carmel, IN 46032 0: 317 571 -2417 F: 317- 571 -2426 E: aconnacarmel.in.gov W: Website Please consider the environment before printing this e -mail 2 CARMEL G EE N BUILDING /RENOVATION CI°IECKLIST These items are not required by the current Zoning Ordinance or Building Code, but are strongly recommended by the Department of Community Services. Green building and design saves energy and money while providing for a more sustainable community. NEW CONSTRUCTION Bicycle lockers /changing rooms /showers [Best Management Practices for stormwater [Native landscaping /tree preservation [Connectivit to adjacent sites DPedestrian [Vehicular Green roof White membrane /high albedo roof Porous pavers /permeable pavement in parking lot [Rec areas onsite ❑Internal recycling areas nExternal recycling areas ❑Parking islands landscaped to provide shade within 5 years High-efficiency lighting inside and outside [Building and finishing materials sourced from within 500 miles ❑Water efficient fixtures throughout Use of recycled materials in construction and fit -out Operable windows for cross ventilation and light [Hi efficienc HVAC.systems ❑Use of Energy Star or similar appliances ['Low VOC paints, coatings, and sealants ❑Low -E glass ❑Low VOC flooring materials [Light and motion sensors for lighting and water fixtures Wind urbine and/or photovoltaic panels, placed to maximize efficiency and minimize visual impact.. RENOVATION Same as above plus: ❑Building reuse ❑Site materials reuse Increase in green space /Landscaping [Reduction of runoff