HomeMy WebLinkAboutPacket for COM 12-07-2110216 N Michigan Road, Carmel INCarmel Planning Presentation
December 2021
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Section 1: Development Team 3
Section 2: Tenant Overview 4
Section 3: Site Plan Review 6
Section 4: Site Specific Design 8
Section 5: Signage and Fencing 12
Section 6: Traffic Patterns 14
Section 7: Sample Designs 15
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Content
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Development Team
Murphy Development Group,LLC (MDG)focuses on generating development opportunities in the
multifamily,hospitality,retail and office sectors across the country.The firm has developed and
repositioned over $1.5 billion and 3 million square foot of commercial properties.Through sound
investment strategies and extensive due diligence,the dynamic development team at MDG identifying,
evaluating and executing the projects by combining sound financial modeling,economic analysis,and
entrepreneurial creativity.MDG has a strong and ongoing relationship with the Higher Ground
Education,where it is actively working with them across the country on 15 projects currently.
Global Power Construction (GPC)offers an array of construction services that can take projects from
conception to completion.GPC provides Design-Build with clients to deliver the necessary combination
of key systems on a design-build basis.Whether it is the MEP/FP systems,the structural system,or
even the building enclosure,they have the knowledge and experience to manage the job;offering very
detailed architectural drawings to work around your project from start to finish.
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Higher Ground Education (HGE)is the largest private operator of Montessori Schools in the United States,with over 90+schools in the United States,
China,and Europe.It was founded in 2016 by a small team of impassioned educators and business leaders —skilled operators who had spent their
early careers creating and scaling one of the most high quality,high-fidelity Montessori school networks in the world.
Headquartered in Lake Forest,California,Higher Ground Education operates schools that offer Montessori-inspired programs from infancy through
high school,as well as related services,through multiple brands to attract thousands of families to Montessori and Montessori-inspired pedagogy.
Tenant Overview
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DP/ADLS Review
Summary The Applicant seeks site plan and design for a new daycare facility. The site
is located at 10216 North Michigan Road within West Carmel Commons
Subdivision, Lot 3. It is zoned B-2/Business and is located within the US 421
Overlay Zone (as part of original development 11120029 DP/PP).
Property Location 10216 North Michigan Road , Carmel, Indiana, 46032
Parcel Acres 1.71 acres
Property Owner Carl B. Terry and O. Lee Terry
Applicant:NVS Properties VIII, LLC
227 West Monroe Street, Suite 5040
Chicago, IL 60606
Existing Zoning:
Existing Land Use:
Proposed Land Use:
B-2 Business
Vacant lot
Child Care Facility
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Site Description:
NVS Properties VIII LLC has submitted a request to construct a one (1)-story 10,731 square foot daycare center (“Application”)located 10216 North Michigan Road
within West Carmel Commons Subdivision,Lot (“Property”).The vacant Property consists of approximately 1.71-acres and is zoned B-2 Business.The Application is
being reviewed as a site plan and design approval before the Plan Commission.
Project Description:
The Applicant proposes to construct a 10,731 square foot daycare center that would be run by Guidepost Montessori,which could have up to 138 children.The hours
of operation will be between 7 a.m.to 6 p.m.,Monday through Friday.Childcare will not be provided on the weekends or overnight,at any time.An occasional
special event may occur in the evenings.Children will be dropped-off between 7 a.m.–10:00 a.m.and pick-up between 3 p.m.–6 p.m.The children’s play area is
approximately ~15,000 square feet along the western property line.
Staffing Count:
Total staff for the center would be a maximum of 23 and an average of 15 during the early morning (7-8)and late evening (5-6)hours,because of shifts.
Variances Needed:
•Height of building –Our mid-point of roof is 16’-4”,under the 20’height requirement.
•Landscaping –In order to provide the necessary playground equipment for the daycare facility,we are unable to put the number of trees and bushes required on
the west side of the property.We added as many as possible to make up across the balance of the site.
DP/ADLS Review
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Site Map
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Design:
The Applicant is proposing a one (1)-story,~10,985 square foot
building,with ~12,000 SF of outdoor playground area for the
children.
Site detention is provided off-site directly West of the property
from the original development when Thompson Thrift developed
the Outback Steakhouse and First Merchants bank.
Access/Parking:
Access to the site will be from two (2)access points,both intra-
site,as the site currently has no access to the street front on
Retail Parkway.There are easements in place that allow us to
provide traffic through the sites to the east to get into our site.If
Retail Parkway was ever extended,we would gladly connect
directly to it.
The development is proposing to provide 42 parking spaces,
above the 37 required.
Site Plan Design
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Floor Plan
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Exterior Elevations
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Landscaping Plan/Lighting Plan
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Site Signage
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Site Fencing
There are two types of fencing used within the development,
A four (4)-foot aluminum painted fence is used for the
playground area as well as the side yards.There is white vinyl
fencing that is used to separate the interior of the
playgrounds into different age groups.Both fencing height
and spacing is regulated by the licensing departments of each
state.
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Traffic Patterns
1%
5%
9%
10%
15%
16%16%
10%
8%
5%
4%
2%
7%
1%
3%3%
4%
7%
5%
7%
9%
14%14%
15%
11%
0%
2%
4%
6%
8%
10%
12%
14%
16%
18%
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PMPercentage of Drop-Off/Pick-UpsTime Ranges
Children Drop-Off & Pick-Up Time
There is a common misconception that a
daycare has a similar traffic pattern to an
elementary school.The following is an
example of a month-long average from a
typical suburban Guidepost Montessori with
110 students,with school hours of 7am –
6pm.
•All parents are required to park and walk
in to both pick-up and drop off.This
reduces queuing on streets nearby.
•98%students drop off between 7-9am
•93%pick up between 3-6 pm
•No peak time period reaches more than
16%of the typical population.
•Average pick-up and drop-off is ~8
minutes.
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Design examples
from existing schools
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Renderings and Sample Photos
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Outdoor / Play Area (Pre-school)
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Nido (0-approx. 18 months)
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Toddler (approx. 18 months –3 years)
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Elementary (6 –12 years)