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HomeMy WebLinkAbout201300569 CE Comment Response Letter_07-08-2013July 8, 2013 Ms. Angie Conn, Planning Administrator City of Carmel Planning & Zoning Division Department of Community Services 1 Civic Square, 3rd Floor Carmel, Indiana 46032 Re: Health & Wellness Suites of Carmel (#13050005 DP/ADLS)   Dear Ms. Conn: Below is our response to your comments dated June 21, 2013, regarding the above-referenced project. 1. Please provide digital copies of any revised plans and applications. Digital copies of revised plans and application will be provided. 2. Please provide copies of your correspondence with the TAC members and their correspondence with you. Copies of all correspondence with TAC members will be provided. The correspondence with TAC members is ongoing and will be provided to the Planning Department upon completion. 3. Remember to include the Development Plan application’s Findings of Fact sheet in your final information packets. This will be provided in the final information packets. 4. Provide the filled out and notarized affidavit of notice of public hearing page of the application. This has been provided as an enclosure with this response letter. 5. Provide the filled out Notice of Public Hearing page of the application. This has been provided as an enclosure with this response letter. Ms. Angie Conn, Planning Administrator July 8, 2013 Page 2     6. Provide the filled out and notarized Public Notice Sign Placement affidavit page of the application.   This has been provided as an enclosure with this response letter. 7. Provide a copy of the Official List of Adjacent Property Owners from Hamilton County Auditor’s Office. This has been provided as an enclosure with this response letter. 8. Please work with the City Forestry Dept. and Duke Energy to address the issue of conflicting electric easements vs. landscaped areas. They will most likely need to be parallel to each other and not have plantings within the easement. Coordination with the Forestry Department and Duke Energy is ongoing. Copies of all correspondence will be provided to the planning department for their records. 9. Please let us know the status of who will be building the east/west driveway connection from Pennsylvania St. to the east parcel line, and when that will be done. Applicant is currently awaiting an easement agreement term sheet from the current Owner which will outline terms for construction responsibility and timing of the driveway connection. 10. Sheet C.200: Please look at Zoning Ordinance Chapter 27 for parking regulations, you might be able to utilize the CCRC – Continuing Care Retirement Community – parking ratios.   We will plan to use the CCRC requirements as noted above. Based on those requirements, the project will require 82 spaces and is currently providing 97 spaces. Therefore the project will not need to obtain a waiver for the parking capacity. The parking analysis table on the site plan sheet has been updated accordingly. 11. Please add the maximum lot coverage to sheet C.200 for impervious surfaces. A maximum of 80% is allowed, please give us the proposed percentage.   This has been added to the site plan as requested. 12. If there is any drive thru canopy lighting, is it recessed and flush mounted? Yes, lighting will be provided for the underside of the drop-off canopy. The design intent would be for the lighting to be recessed, however flush-mounted options will be explored granted they keep the recommended clearances for vehicles that pass through that area. 13. Per the Thoroughfare Plan, there needs to be a 10-ft side path and a bike lane within the Pennsylvania St. right of way Please work with David Littlejohn (Alternative Transportation Systems) and Amanda Foley (Engineering Dept.) on this. We have requested clarification on this item from the Engineering Department and are awaiting a response. We will continue to work with the City on this item. 14. Please try not to taper the width of the 10-ft wide side path at the NW corner of the site. Ms. Angie Conn, Planning Administrator July 8, 2013 Page 3 201300569 The taper has been removed from the trail as requested. 15. Please show the property lines on the photometric plan sheet E102. We will depict the property lines on the plan as requested. 16. Sheet E102, Photometric Plan: at the lot lines or road right-of-way line, please do not exceed 0.3 foot- candles. We will investigate using house side shields in these areas to prevent light leakage. 17. Please provide the lighting specs/cut sheets of the parking lot pole lights and any other light fixtures that might be on the building or be lighted bollards, etc. The lighting specs/cut sheets are provided as enclosures along with this letter. 18. Bike rack parking location and bike rack design details are needed. See ZO chapter 27.06. Bike racks in accordance with ZO chapter 27.06 have been provided along with the appropriate construction detail. Please refer to the Landscape Plans. 19. Dumpster enclosure: is there a swinging gate or door? Will it also be cedar? There will be a swing gate for the dumpster enclosure. The gate will be a 2x2 capped galvanized steel tube braced frame that is painted. The enclosure fencing will be a treated lumber with opaque stain to match the building materials. 20. Sign height is okay; and the panel is okay to extend a bit above that 6-ft height, but the text listed the address/street name cannot be higher than 6-ft. Please shift if down about 6 inches or so.   Text shall be shifted down to not extend any higher that the 6 feet as requested. 21. Will the sign be up-lit? If so, please provide the light fixture design details. Sign will be up-lit from the ground. Further details for the fixture installation will be forthcoming. 22. The ground sign must be at least 5-ft back from the (future) road right of way. Please amend. The ground sign will be adequately moved away from the road right of way shown. 23. Please also provide a side profile/elevation of the sign, showing its width and materials. We will add an additional side profile/elevation to depict the width and materials for the sign. 24. We might ask that the ground sign be shifted a bit more north, so that there is adequate separation from the existing sign at the southern entrance to the complex. Or, can the 2 ground signs be combined into one? The design intent would be to keep one (1) ground sign for this project, but the location can be shifted further north to align with a proposed parking lot island and the pedestrian pathway connection to the front entrance for the facility. 25. Please provide more detail on the design and color of the segmental block retaining wall (shown ass #14 on sheet C.200). Do you have any design details and/or photo examples? Ms. Angie Conn, Planning Administrator July 8, 2013 Page 4 201300569 The design of the retaining wall is ongoing. We will provide the Planning Department with more details and/or photos at a later date. 26. Please explore the idea of implementing permeable pavement or pavers in part of the parking area or drive aisles. This concept was explored by the design team early in the process, but was found to not provide any additional value to water quality measures to be taken and deemed not appropriate for the project based on budget considerations. 27. Please list what ‘green’ or sustainable site or building design aspects will implemented, similar to the LEED checklist. We are specifying the use of a ‘RainShadow’ natural rainscreen, which is made with FSC certified and post-consumer waste paper content. We also specify the use of low VOC paint, no added urea formaldehyde in wood composites, and ensure the new Energy Code guidelines for the envelope are met or exceeded. Building systems such as room occupancy sensors are utilized and the design focus is on maximizing natural daylighting for all resident spaces. LED lighting in lieu of fluorescent fixtures is recommended when possible with budget considerations taken into account. The stormwater detention design controls the release rate of runoff to meet pre-developed conditions and water quality measures are implemented to achieve 80% removal of total suspended solids. 28. Please label the longest and widest dimensions of the building on sheet C200 or on the architectural elevations. The current footprint for the facility will be approximately 262 feet deep in the east-west dimension and 307 feet wide in the north-south direction. Specific dimensions have been added to the civil sheet as requested for reference. 29. Please also show where the water, gas, and electric meters will be located on the site plan and on the buildings and how they will be screened from view or camouflaged. The location of the water, gas, and electric meters has been added to the civil site plan for reference. Please refer to the landscape plans for information on how they will be screened from view. 30. Please prepare an estimated construction cost to comply with the Thoroughfare Plan & Alternative Transportation Plan; contact the Engineering Dept. for more details, at 571-2441. We have contacted the Engineering Department for clarification on this item and are awaiting a response. We will continue to work with the City to provide the required estimate. 31. Elevations: will the PTAC units be painted to match the surrounding building material color? Yes, the exposed louvers for the PTAC units will be finished to match the adjacent building material. 32. The Dept. would like to speak further with you and the architect about some of the proposed architectural elements, building colors, and material finishes, such as the cement fiber board with aluminum reveal. (There have been some complaints about a similar application/color at Penn Circle Apts. just up the road from this site at Old Meridian St. & Penn. The design team would be happy to meet with the Planning Department to discuss the intent for the proposed architectural materials and details associated. We would be happy to review and address any complaints from the adjacent project, however we will have to review cost impacts to the overall budget to ensure they do not significantly increase project costs. The typical aluminum reveal detail for the Ms. Angie Conn, Planning Administrator July 8, 2013 Page 5 201300569 cement fiber board would be to have it field-painted to match the exterior color selection. Please let us know of ideal dates/times to schedule this meeting. 33. Would like some more detail on how the exterior building materials will look in real life. Photo examples would be great. A material board was created and brought to the TAC meeting held on June 19th. The design team can work to assemble images of previous projects depicting similar materials for reference. 34. Please dash in the drive thru canopy footprint on the site plan. The dashed in line to represent the overhead size of the canopy has been added to the site plan. 35. How narrow is that canopy? About 10-ft from column to column? Should it be a little wider, given the width of the building facing Pennsylvania St.? It seems to get lost amongst the other architectural features. The width of the canopy structure is approximately 15 feet (column to column). The width of the overhead canopy is ±24 feet. The scale of this architectural element is believed to be in-line with the overall façade.  36. Need more details on the top of the cement board siding elements. Is that a simple metal coping? Wall sections and details are being developed currently so more detail regarding the material/wall termination will be forthcoming. We would like to keep the detail simplified to convey the contemporary aesthetic with the modern-transitional architectural elements that are sensitive to the more traditional architecture in the contextual vicinity. 37. Any way to add a few more windows to the South Elevation façade, particularly that middle section? Currently the true south elevation is predominantly resident windows, so our assumption is that this comment is directed to the east elevation where the building services are located. This elevation is mostly support/back of house services so there is not a functional need for additional fenestration for occupied space. Additional articulation can be evaluated to add interested to the façade, however there will be additional screening for equipment on this elevation currently.  We feel we have satisfactorily responded to all of the above comments and will continue to coordinate any outstanding items. If you have any questions, please contact our office at (317) 547-5580. Very truly yours, American Structurepoint, Inc. Ross L. Nixon, PE, LEED AP BD+C RLN:alo