HomeMy WebLinkAboutPacket
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Bingham . McHale 1.1.1'
attorneys at law
2700 Market Tower
10 West Market Street
Indianapolis, IN 46204
317.635.8900
binghammchale.com
Variance Petition
Sunrise Development, Inc.
By Mary E. Salada, Esq.
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06110002 V
Submitted for the December 18, 2006
Carmel Board of Zoning Appeals Meeting ~
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Sunrise of Carmel
Sunrise Development, Inc.
by Mary E. Salada, Esq.
Variance Petition
TABLE OF CONTENTS
Tab 1 ....... Statement of Variance /Statement of Support
Tab 2....... ......... ........ ................... Findings of Fact
Tab 3...................................... Aerial Location Map
Tab 4................ ................................... .Site Plan
Tab 5................... ........ ........... Parking Garage Plan
Tab 6. ............................................. Parking Study
Tab 7................ Representative Sunrise Parking Ratios
Insert.. ................... .......... .......... ..... Ballot Sheets
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SUNRISE OF CARMEL
by Mary E. Solada, Esq.
Statement of Variance and Statement of Support
06110002 V: Number of Parking Spaces.
I. Statement of Variance
Sunrise Development's project is a senior living facility comprised of 78 units of assisted
living facilities and 62 units of independent living facilities, for a total of 140 units. The
City of Carmel Zoning Ordinance does not provide a parking ratio for these types of
facilities. The closest designation is "nursing home" which requires a parking ratio of one
space per bed, plus one space per employee.
This parking ratio is much higher than the anticipated number of persons who will be
parking on the site. While some residents of these facilities do own vehicles, very few
households have more than one vehicle, and many residents no longer drive. Employees
will require parking, but the services offered at independent and assisted living facilities
are limited and do not require large numbers of staff. Finally, the "per bed" count for a
nursing home does not apply to the assisted and independent facilities, as the units are
individual apartment units, and the number of bedrooms does not directly correlate to the
number of residents.
Therefore Sunrise Development Inc. seeks a variance of the development standards from
the nursing home parking ratio to provide a parking ratio of no less than one space per
independent living unit and 0.5 spaces per assisted living unit. A slightly higher parking
count of 109 spaces is proposed.
II. Statement of Support
Sunrise Development operates more than 420 Senior Living Facilities across the country.
Its experience is that the parking demand for these facilities is the requested one space
per unit for independent living facilities and 0.5 spaces per unit for assisted living
facilities. The submitted site plan indicates that the spaces are in the form of
underground garage parking and surface parking lots. The ratio accommodates resident
parking, employee parking, and parking for guests, and is supported by not only existing
Sunrise facilities but national parking standards as well. Supporting documentation is
provided in this packet. Note that national studies indicate that this ratio is sufficient to
cover even peak parking times, such as shift changes. While parking demand may be
heavier on holidays, many residents leave the facility with their families for special
occasions. Therefore the turnover of parking spaces on these peak days is high enough to
avoid a shortage of spaces.
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CARMEUCLA Y ADVISORY BOARD OF ZONING APPEALS
CARMEL,INDIANA
Docket No.:
06110002 V
Petitioner:
Sunrise Development, Inc.
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the
community because:
The parking ratio will be maintained in a manner to provide adequate parking for residents. employees
and guests.
2. The use and value of the area adjacent to the property included in the variance will not be affected in a
substantially adverse manner because:
The parking ratio will be maintained in a manner to provide adequate parking for residents, employees
and guests.
3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the
use of the property because:
The Zoning Ordinance does not provide parking standards for assisted or independent living facilities. Use
of parking standards for similar uses results in an over parking of the site and does not allow for sufficient
greenspace to meet the Landscape Ordinance requirements.
DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance
Docket No. 06110002 V is granted, subject to any conditions stated in the minutes of this
Board, which are incorporated herein by reference and made a part hereof.
Adopted this 18th
day of December
,2006
CHAIRPERSON, Carmel/Clay Board of Zoning Appeals
SECRETARY, Carmel/Clay Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
Page 8 of 8 - rlshanldlfarmaISZA applications\ Development Standards Variance Application rev. 0110312006
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AERIAL LOCATION MAP
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SUMMARY
TABLE
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ASSUMED NORTH ~ '"':~ ': ~
SCALE: r = 40 . ~~'::.- ~ ::""
lLlBGlENlD>
Existing Utlijy Pole
E>risIing Trees
E>risIing r ence
P.......t Within Ri!I'l 01 Way
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Concrete P""""",t
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Concrete Dumpsler Pod
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Handicap Parking Sign
19't Duty P.......,
P_ISlriping
Cozebo
Dumpsler
Existing rente To Be Remo1led
Existing Aspholtllr... To Be Remo1led
Exisling Slone Btdg. To Be Removed
Existing roundol;on Remoins To Be R.......,
Exisling Tree To Be Remo1led
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ZONING ON PARCEl;
PROPOSED 4 STORY 1IUIl00lG:
= B6
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Schneider
THE SCHNEIlIER ClIRl'lIRA nON
Historic fad Horrison
8901 Otis Avenu~
Indianapolis. IN 46216-1037
Telephone: 317.826.7100
Fox: 317.826.7200
www.5chneidercorp.com
Architecture
Civil t"ngineering
Environmental Engineering
~otechnicol $eorvices
GIS. US
Home Builder Services
Interior Design
land Surveying
Landscape Architecture
Transportation Engineering
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REllJUlED PARIONQ
1 SPACE / BED: ~!!.
1 BEDROOM UNITS: 56 46
2 BEDROOM UNITS; 22 16
1 SPACE / 3D EMPLOYEES.
TOTAL PARKING SPACES REQUIRED;
PROWlED PAIlKING:
STANDARD PARKING SPACES.
HANDICAP PARKING SPACES;
GARAGt PARKING SPACES;
TOTAl PARKING SPACES PRO~DED;
TOTAL
102 P.S,
76 P.S,
3D PS,
208 PS
71 PS
2 PS,
36 P,S,
109PS
lI...A.'ND D~<O>N
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800k312,polJl!26
Petlr c. Spod!ro
Pori alllle [lISt Helll ollt\e lWl\'Iwesl Q.ulrler 01 Secliol J5, 10Wl'lsh" 18 North, Ronqe
3 [lilt ~ tb'nillon Cculty.1ndionD. destribed os Iono.s:
Begm~gon (he [GSt linraf the NorlhlJtSt QJeJ"11!l' ofSetflonJ5, T01Il'IShip flSHorlll,
RG'lgt- J [osl 1641.00 feet NarUt (II) deq'ees 02 mil.tlts 42 setG'ICb Wesl (ossumed
IlearirIg)hmthes....lheost~nerol.soidNorth.estQl.orIer, IhenceSeulllB8decJ"ees
51 minules5JseccrdsleslparolelwllhlheSouttlIile01 soktNorlllweslOuarter
584.64 !ell 10 the EostetlJ ~t-of-woy me 01 US H9'H)' 31 pel" t5.H.C. plOflS b"
Pro~t ST-F-222 (9); ttlenceSoulh 00 cIeqreeI 01 minutes OB SllConS ht on soid
righl-af-.oy lile 491.61 feet 10 0 peWll 145.00 feet South S9 decJees 58 minutes 42
secDnds [osl 01 hicjrtIoJ tenl!rlirle SlotiGl 405+25 (liM ~k") b sold project; lhente
SouUl 6f degrees 52 mi'lufes .sg RiCO'IdI fast on soid fitjtl-oI-.#1 me- 7Ut bello 0
point &D..OO feet left of anllrine Station 1+75.3 (rne-S-~-k) for scjd project; thence
Ikrlh67de9'ees12",illdes02setOl'1ds[osIonsaid~l-of-woyll1eI65.69feetlo
o poill on the Northwesterty ri~'II-ol-wor line 01 lllerQon Slreet (former US. Highwoy
131, per LS,H.C. Pra~d No. 222 Secli:lrt B, doted 1931; thence South 54 degrees 32
mSlules 52 stCOllCIs[ost 50.00 feel 10 Ihecenlerlineol5oidlleridiollSlreet; thence
lb"th JS degrees 27 mbl!es D8 IeC:tIlIds Eosl on Sllid cenlerliw 567.46 leet to Il\e
E(III r.... of said Noru.esl Ouc.-ter; Ihenc. No'th 00 degrtel 02 ",ilultS 42 seconds
WesIOltsaidEostlinelll.911eetIotheplateof~Wlg.tCWlloi'ling4.926oc~
mor~ 01 less.
Excepli'l9Ihotpar1~10IheCilyolCo-melbyWarranlyOee1c101edAugusI19.
1999 mil reteJ"ded Seplenlber 11, 1999 OS hslrument No. 199909954959 described OS
......
Apartol!heEosiHII'oIIheNorlhltestOuorleroIScdiofl35.1~18Morth,
Ronge3[osI.HamItG'lCculIy.~o,beingthalpcrlotthelonddescriledilDeeO
Rctord 312. pofe 2&. OS r~ n ~ Olrlte 01 the Retorder 01 tIomillon County,
lndiono, IJift9 within !he proposed right-oI-.oy llepicled on the altcx:hed RiljIt-ol-Woy
Portel Plot 01 Partel116-71 oIlhe City of Carmel 01 Projecl 97-04, described lIS
""""
Commencing at the soulheosl tomer 01 said qJeJ"ler section; thente North 1 deq'ee 02
mi1Ules.41sec0nd5EosII.64UXJleelolongtheeost_oI5lridCJ.Iorlersetliontollle
ntl"thc05t comer of the nntr., IlJld; lhente South 89 dl?ees 37 milules 16 seconds
'lest 33.65 feet oiling !he north h ollhc OW\CI"" IlJ\d 10 !he northwestern boundary
of ad U.5. Jl ond fhf ,err' at ~ 01 tlliJ """,,'iM; Illenu Swtb J6 degrees.
J4 rnrules 49 seeondI 'llsf 206.86 feet oIoncJ the boundary 01 soicl Dd U.$. 31 to lhe
point ~ed os point ~7':t G'I !KJd R"911 ot We, Patel PIal; IlIente Ncr\tl 20
cle7ees 42 ~Ie:s 15 XCllJIds East 110.86 led 10 the poi11 desigIIDted os J*ll ~5J~
on soid Ifil1lt 01 'IoJ Parte! Plot; !hence NOI'thRsler1y 64.33 ferl cIon<J aI ate 10 the
ricjll G'ld hmi'I! 0 rocfus 01114.00 teel ond sublended by 0 long chord hovilq 0
bieoring 01 Norlh 10 delJ"eet 52 minutes 3J seconds hi aid 0 lenqth of 63.48 Iftt to
the norlh me of the _', Igld; lhence North 89 degrm S7 minules 16 IetOlld5
[osl96.lIi feelolong_lIQI"lhliR~la IhepoirttolbeginrWlgondCOl'lIoililgO.I45
otrtl,. mor~ or less.
Sll'TIB. N<O>'1r1BS
All RADII API) OTHER OU:NSlONS FM 6" SlANOI1fG 0JRIl
AND 2' OtArmACIl: a.RB ARE TO 11-1: FACE or MB.
'2. All RAOO AND OTHER OUENSICHS F~ 2' lUll CURB ARE
TO 8ACl or CURB.
JT9iAU.BtMIlfSP()jSBl.JTYor[ACHCCJ.ITRAC1~
TO \on AU ~1WG UTlUTlES ANO COt.l()lTlONS P[RTAl~
TO lH[ PHASE (J" WORK. IT SHAll AlSO BE THE
CC*lRACTots RfSPONSIBIlIIY 10 CONTACT M OWNERS
or M VAIll(lS UllUTl[S FOR f>R(J'[R STAKE lOCATl(W or
EAOi UlDJIY IEFtm Ok IS STARTED. M CONTRACTOR
SHAll NOTJ"Y N WRITNC 1H[ OWNER At() M ENGINEER OF
ANY 0WtCEs. CMSSlCWS CR ER~ FCUi) ON M5E PlANS
OR IN tIf: FIElD BEF~E IMk IS STARTED OR RESlJMm.
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\l[RfY SIGN lOCA11ONS ANO SIGN REWREIll[NTS WITH LOCAl.
r.o\'rRNN; AUTtlI:eTl$.
t[lIPMARY TRAFTlC CONTRa.. DURtMG CCJ.ISTRUClK:H TO
CONFMM TO APf'I.ICAIIlE lOCAl AND STATE ST1.NDAROs.
All ClHiTRUCTION ACTIVITY ON THIS sm TO BE: PERf/RED
N COUPUANC[ WITH APPI.ICABlE Q,S.H.A. STANDARDS FOR
IOIfKERSM"ETY.
All [)lW[N9()CS TO M9UllOINCS ARt: TO THE OOTSIOE or
BUILDING FOONOA liON WALL
5[E ARQtlECTURAL PlANS FOR BUl.DNC OlllENSlONS.
SERV1CE IAlKS SHALl OC NON-REINFORCED CtwCR[l[ 4" THIO<
[XPANSIl)I .llNTS ARE TO II[ PlACEO ,1.1 AU WALk INTERSCCTlONS
AND 11:rIlUN WAlkS AND P\..ATFaMS. SlOEWALK SCORES ARE
TOII[EllJAU.'YSf'ACEOBElW[[N[XP~.xJINTS.C()ITROl.
.DNTS All[ PERPENDlaJLAR TO Sl)[WALKS AT'::; lN1ERVAlS [R
lESS IIll1 AN OPANSlON ..KlINT E\{R'Y 20" OR USS
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GARAGE
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Prelimtnary Garage Pl~l~ = 1'-0"
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SUNRIsE Senior Living
Carmel,. IN
o 16'
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LINE OF
BUILDING ABOVE
32' 64'
sheet tOOa
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17 Oct 2006
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~hropshire I Assodates LtC
PHONE
609 714 0400
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Iraffic ["~l'n.'e.,n<1 6 6 2 M A INS T R E E T. SUI T E 8
N:li~.e ~ Air [v,lliiJUOWi L U M B E R TON. N J 08048
FAX
609 714 9944
ElIlincnl [Joi1\ain (c'l1SUl.tiIlQ
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lr,lmport,tiofl PI,,,,,,il1'J 0 A V lOR S H R 0 P S H IRE. P E. P P
!'..king ,rudie, A AND A E W FE A AND A, P E, eM E
I\C(('55 P~nnitl'iI19
Traffic SiqrlJl Oe~ign
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December 6, 2006
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Mr. Tim Hedges
Sunrise Development Inc.
220 West Huron, Suite 500
Chicago,lL 60610
Re: Parking Data
Sunrise - Cannel. IN
SA Project No. 6220
Dear Tim:
(via tim.tmJges@sunriseseniorliving.com)
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In response to your request we are providing the following parking information for your
use. It is our understanding that you are interested in a Sunrise senior care facility that will
include both 78 assisted living units and 62 independent living units. We are attaching parking
data from Parking Generation (:fd Edition) that is published by The Institute of Transportation
Engineers (ITE).
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ITE Land Use: 253 Congregate Care Facility "are independent living developments that
provide centralized amenities such as dining, housekeeping, transportation and organized
social/recreational activities. Limited medical services (such as nursing and dental) mayor may
not be provided. The resident may contract additional medical services or personal assistance."
ITE has one study site for this land use and determined a parking supply ratio of 0.5 spaces per
dwelling unit with a peak parking demand ratio of 0.41 vehicles per dwelling unit.
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ITE Land Use 254: "Assisted Living complexes are residential settings that provide
either routine protective oversight or assistance with activities necessary for independent living
to mentally or physically limited people. These complexes commonly have separate living
quarters for residents and services include dining, housekeeping, social and physical activities,
medication administration and transportation. Alzheimer's and ALS care are commonly offered
by these facilities, though the living quarters for these patients may be located separately from
the other residents. Assisted care commonly bridges the gap between independent living and
nursing homes. In some areas of the country, assisted living residences may be called personal
care, residential care, or domiciliary care. Staff may be available at an assisted care facility 24
hours a day, but skilled medical care, which is limited in nature, is not required." ITE has 13
study sites for weekdays with an average peak period parking demand ratio of 0.33 vehicles per
dwelling unit and an 65th percentile of 0.36 vehicles per dwelling unit. Out of 11 study sites on
Saturday, ITE Indicates an average peak period parking demand of 0.24 vehicles per dwelling
unit and an 8501 percentile of 0.30 vehicles per dwelling unit.
ITE Land Use 265: Continuing Care Retirement Community (CCRC) are "land uses
that provide multiple elements of senior adult living. CCRCs combine aspects of independent
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G% Mr. Tim Hedges
Page 2 of2
S I A Deoember 6, 2006
living with increased care, as lifestyle needs change with time. Housing options may include
various combinations of senior adult (detached), senior adult (attached), congregate care,
assisted living and skilled nursing care-aimed at allowing the resident to live in one community
as their medical needs change. The communities may also contain special services such as
medical, dining, recreational and some limited, supporting retail facilities. CCRCs are usually
self-contained villages." ITE has 3 study sites: the 178 unit site had a peak parking demand
ratio of 0.49 per dwelling unit, the 247 unit site had a peak parking demand ratio of 0.83 parked
vehicles per dwelling unit and the 42 unit site had a peak parking demand ratio of 1.0 parked
vehicles per dwelling unit.
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We have also included a stUdy by Robert M. Eschbacher, P.E. presented to the 2002
ITE Annual Meeting entitied Trip Generation and Parking Demand Characteristics of Assisted
Living Facilities. The results of his research conclude "the peak parking demand generally
occurs in the mid-day period on a weekday, with a rate of 0.34 parked vehicles per room."
In addition, a parking study was performed at a 72-unit Sunrise assisted living facility in
Woodbury, New Jersey. The peak parking demand occurred during a typical weekday between
2:45 PM and 3:15 PM which coincides with a staff shift change. The surveyed peak parking
demand ratio was 0.49 parked vehicles per unit.
It is our opinion that a parking demand ratio of 0.5 spaces per assisted living unit and a
1.0 space per independent living unit is appropriate for this application. These ratios would
provide a total parking demand of 101 parking spaces that will be more than supplied by the
proposed 109 parking spaces.
We have attached the associated data sheets for your information. If you have any
questions regarding this information, please call us.
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Sincerely,
Shropshire Associates LLC
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Oavid R. Shropshire, P.E., P.P.
WOIcas
Attachments
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William Olsen
Senior Project Consultant
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Land Use: 254
Assisted Living
Land Use Description
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Assisted living complexes are residential settings that provide either routine general protective oversight
or assistance with activities necessary for Independent IMng to mentally or physically limited people.
These complexes commonly have separate living quarters for residents and services include dining,
housekeeping, social and physical activities, medication admInistration and transportation. AJzheimer's
and ALS care are commonly offered by these facilflies, though the living quarters fot these patients may
be located separately from the other residents. Assisted care commonly bridges the gap between
Independent living and nursing homes. In some areas of the country, assisted living residences may be
called personal care, residential care, or domiciliary care. Staff may be available at an assisted care
facility 24 hours a day, but skilled medical care, which Is limited in nature, Is not required. Continuing care
retirement community (Land Use 255) and nursing homs (Land Use 620) are related uses.
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Database Description
The database consisted of all suburban sites with the exception of one urban site. Parking demand at the
urban site was similar to that of the suburban sites and therefore the data were combined and analyzed
together.
. Average parking supply ratio: 0.5 spaces per dwelling unit (six study sites).
The majority of the data wera based on the Independent variable dwelling units, although some
Information regarding bedrooms was available. For the sites surveyed, the number of dwelling units was
the same as the number of bedrooms and therefote the parking demand results were the same.
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The fOHowIng table presents trnt time-of-day distribution of parking demand for the suburban study sites.
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0 0 0
0 0 0
0 0 0
59 5 0 0
71 7 0 0
75 6 100 2 0
84 3 79 4 0
100 9 100 8 100 5
100 10 100 7 100 5
100 9 100 6 100 8
65 1 100 5 100 5
80 6 84 5 79 5
74 7 100 5 100 6
65 7 74 5 72 8
54 6 61 5 56 5
0 0 0
0 0 0
0 0 0
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InstItul8 or 1Ia1lo4lC111l1l1on EnGI-
"
I'ItMv GeneAdllrI, 3nI &IIIIon
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Land Use: 254
Assisted Living
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Future parking surveys should Include the building area, number of dwelling units, oCcupied
dwelling units, bedrooms and employees.
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Study SltesNears
Park Ridge, IL (1988); Arlington County, VA (1989); Petaluma, CA (1998); San Rafael, CA (1998);
Fanwood, NJ (2001); Mountalnslde, NJ (2001); Westfield. NJ (2001); East Northport, NY (2002); Glen
Cove, NY (2002); Huntington, NY (2002); Plalnvlew, NY (2002); Westbury, NY (2002)
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i
1
'I
'i
"
\'
Ina1Ilut. of TnIneportallon EnlI--- ~
/'
PIItiIg~3ld Ecllllcn
83
o
o
o
o
o
Land Use: 254
Assisted Living
Average Peak Period Parking Demand vs: Dwelling Units
On a: Weekday
Peak Period . 11 :00 a.m.-2:00 D.m.
Number of Study Sites 13
Averaae Size of Studv Sites 100 dwellina units
Averaae Peak Period Parkina Demand 0.33 vehicles oar dwellina unit
Standard Deviation 0.06
Coefficient of Variation 17%
Ranoe 0.22-0.42 vehicles Der dwelllna unit
85th Percentile 0.36 vehicles oar dwellina unit
33rd Percentile 0.33 vehicles oar dwelfina unit
o
o
o
o
o
o
o
o
o
o
o
o
o
o
Weekday Peak Period
Parking Demand
lnlItIIute oflnl~ EngI_ ~
/
PmIIw~3nlEdiIlorI
64
l'~.l.. ;
..
.'. I
u
o
o
o
o
o
o
Q
o
D
o
o
o
o
o
o
l
o
o
u
:ii
,
Land Use: 254
Assisted Living
i
:1 !
.J ;-
:>,
Average Peak Period Parking Demand vs: Dwelling Units
On a: Saturday
Peak Period 9:00-10:00 8.m.; 11:00 8.m.-3:oo p.m.;
4:00-5:00 D.m.
Number of StudY Sites 11
Average Size of Study Sites 95 dwellina units
Averaae Peak Period Parklna Demand 0.24 vehicles Der dwelllno unit
Standard Devtatlon 0.06
Coefficient of Variation 26%
Ranoe 0.1 $-0.33 vehicles Der dwelllna unit
85th Percentile 0.30 vehicles oar dwelllno unit
33rd Percentile 0.23 vehicles Der dwelllna unit
.
, .
!:
!i
!
Saturday Peak Period
Parking Demand
ii
II
)1
CI) 40
C\)
U
- 30
.c
~
'D 20
C\)
i!
CG 10
D..
II
D.. 0
0
\;"
l
i
",c.
r
i
,
i/~.." :
k I ~
''1", l
I;Cir
;.1!!
;'\
P = O.30x- 5
R = 0.82
.
.
50
100
150
x = Dwelling Units
ij:i
.j:
· Actual Data Points
: j.
>!"
,I,
- Atted Curve
- - - - Average Rate
,I
." l
Ins1IIIM of 1nII1IPGftaUon EngIne-. ""'-
/
Ail1q GenetlIlbI. Srd EdilIon
65
~
o
o
o
o
o
o
o
o
o
o
o
o
1
Land Use: 254
Assisted Living
Average Peak Period Parking Demand vs: Dwelling Units
On a: Sunday
Peak Period 11:00 a.m.-3:00 D.m.' 4:00-5:00 D.m.
Number of Studv Sites 8
Averaae Size of StudY Sites 95 dwelUna units
AveraQe Peak Period Parkina Demand , 0.28 vehicles Der dwellina unit
Standard Deviation 0.05
Coefficient of Variation 17%
Ranae 0.21-0.34 vehicles Def dwellina unit
85th Percen.tiie 0.34 vehicles Def dwelllna unit
33rd Percentile 0.26 vehicles Der dweUina unit
Sunday Peak Period
Parking Demand
fI) 50
CD
13
.- 40
.c
CD
> 30
'0
~ 20
as
D. 10
II
D. 0
P = 0.35x- 6
R2 = 0.85
.
.
o
50 100 150
x = Dwelling Units
. Actual Data Points
:.....- Atted Curve - - - - Average Rate
r'
U
o
o
o
o
o
InatIIuIe of 'bI1lIPClltatlon EngIneera ~
Paddng Geneta/b!, 3rd Ed1lon
66
/
Q
0
0
0
0
0
0
0
0
0
0
0
0 r.
t
Q
0
0
0
0
0
Land Use: 253
Congregate Care Facility
'I
Land Use Description
i
;
Congregate care facilities are independent living developments that provide centralized amenities such
as dining, housekeeping, transportation and organized soclal/reaeaUonal activities. limited medlcel
services (such as nursing and dental) mayor may not be provided. The resident may contract additional
medical services or personal assistance. Senior adult houslng-attached (Land Use 252) and continuing
care retirement community (Land Use 255) are related uses.
Database Description
~I
",'
~
. !:~
;l\
j
[
:i
}I
The database consisted of ooe study site.
. The study site had 204 dwelling units.
. Parking supply ratio: 0.5 spaces per dwelling unit
. Peak parking demand ratio: 0.41 vehicles Per dwelling unit
Six hours of parking demand data were submlttad between 7:00 and 1QiOO a.m. and 4:00 and 7:00 p.m.
Within that time period, the observed peak hour was between 9:00 and 10:00 a.m.
\
..,
Ii
III
Study SltelYear
Portland, OR (2000)
I
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ti
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,:
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1n8lllule of Tran8portalIon ErlgInMra ""'"
61
I'I1IdIu GenIrlibI, 3nI EdIIlan
n
~
o
, 1< , < I
."
12:00-4:00 a.m. - 0
5:00 a.m. - 0
6:00 a.m. - 0
7:00 a.m. - 0
8:00 a.m. - 0
9:00 a.m. 97 1
10:00 a.m. 97 1
11:00 a.m. 100 1
12:00 D.m. 90 1
1:00 D.m. 92 1
2:00 D.m. 92 1
3:00 D.m. 90 1
4:00 D.m. 92 1
5:00 D.nI. 97 1
6:00 D.m. - 0
7:00 D.m. - 0
8:00 D.m. - 0
9:00 D.m. - 0
10:00 D.m. - 0
11:00 D.m. - 0
o
Land Use: 255
Continuing Care Retirement Community (CCRC)
Land Use Description
o
o
Continuing care retirement communities (CCRC) are land uses that provide multiple elements of senior
adult living. CCRCs combine aspects of independent IMng with increased care; as lifestyle needs change
with time. Housing options may Include various combinations of senior adult (detached), senior edult
(attached), congregate care, assisted living and skilled nursing care-almed at allowing the i'esident to
live in one community as their medical needs change. The communities may also contain special
services such as medical, dining, recreational and some limited, supporting retail facilities. CeRCs are
usually self-contained villages. Senior adult housing-attached (land Use 252), congregate care facility
(Land Use 253), assisted living (Land Use 254) and nursing home (Land Use 620) are related uses.
o
o
Database Description
The database consisted of three study sites. Two study sites proVided data for a weekday and one study
site provided data for a -Sunday.
One site with 178 dwalling units had a peak parking demand ratio of 0.49 vehicles per dwelling unit
between 5:00 and 6:00 p.m. on a Friday. - -
The site with 247 dwelling units had a parking supply ratio of 1.3 spaces per dwelling unIt. It had a Friday
peak parking demand of 0.83 parked vehicles per dwelling unit. Data from this site included continuous
parking demand data collected between 9:00 a.m. and 6:00 p.m. The observed peak hour was between
11 :00 a.m. and 12:00 p.m. The following table presents the tlme-of-day distribution of parking demand.
o
o
o
o
o
T
:11..
. I'
.Subset of database
o
o
87
./
InatItuIe of1hlnsportatlon ~f1I
'"
~ GerasnItilfl. 3nl EdIIIon
o
o
o
o
o
~
I '
~
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
Land Use: 255
Continuing Care Retirement Community (CCRC)
The third site surveyed on a Sunday had 42 dwelling units. No Information was provided on parking
supply. The peak parking demand mtio was 1.0 parked vehicle per dwelling unit based on a single hourly
count taken between 1:00 and 2:00 p.m.
Study SlteslYears
Northbrook,lL (1983); Santa Barbam, CA (1997)
68
/
Inatftule or hllPCll'lllllon ~ """-
f'adriW GnIa/iorI, SA! Edilian
n I
~
0 I
I
0 I
0 I
0 I
I
0 I
0 I
0 I
I
0 I
0 I
0 I
I
0 I
0 I
0 I
I
0
0
0
0
0
TABLE 18
PEAK PARKING DEMAND
(parked vebides per room)
OVERAIJ.. SUMMARY
WEEKDAY SATURDAY SUNDAY
LOCATION MIJ). MIJ). MID-
AM DAY PM DAY PM DAY PM
East Northport .29 .34 .22 .28 .22 .34 .22
Olea Cove .32 .39 .33 .24 .14 .25 .21
HunliDgtOll .28 .34 .26 .20 .18 .29 .20
Plainvicw .18 .30 .35 .32 .33 .34 .34
WQllbury .19 .33 .26 .26 .23 .23 .27
I AVERAGE I .2S .34 .28 .26 .22. .29 .2S
CONCLUSIONS
Based upon the results of tbi<i research the following conclusions were developed.
1. The peak hours of site-generated traffic occur in the late afternoon on a weekday, with a
rate of 0.33 trips per room.
2. The peak parking demand generally occurs in the mid-day period on a weekday, with a rate
of 0.34 parked vehicles per room. .
Author's Information:
Robert M. Eschbacher, P.E.
President
Eschbacher Engineering, P.e.
532 Broad Hollow Road
Melville, New York 11747
Phone: (631) 249-8822, Fax: (631) 249-4925
E-Mail: eschbacher(Q)eschbacher.oom
ITE Membership Grade: Member
T~IP c,,~,.JGILAT'''N ..,.1> P"~,,,,c. PE"4....~ C.1ol4R..q'T~e,snCJ'
,,!~ A'SISTCO ,-",,~c. '~'lc.,...,'P"C".
Ail.... ~-z.
-11-
o
o
SUNRISE SENIOR LIVING
o
Parking Spaces at Chicago Area
Assisted Living Only Communities
o
o
D
o
Parking
Sunrise Location # AL Units # Spaces SpaceslUnit
Buffalo Grove 78 43 0.55
NaperviIle 77 33 0.43
Bloomingdale 82 46 0.56
Flossmoor 62 31 0.50
Willowbrook 82 49 0.60
Glen Ellyn 85 37 0.44
Palos Park 85 43 0.51
Crystal Lake 58 28 0.48
Gurnee 60 30 0.50
Schaumburg 82 46 0.56
Lincoln Park 60 20 0.33
Wilmette 28 10 0.36
Barrington 45 25 0.56
Highland Park 75 33 0.44
o
o
o
o
Averages
959
474
0.49
o
Parking Spaces at Sunrise Communities
Offering Both Independent Living and Assisted Living
o
o
o
# of Units Parking
Sunrise Location # AL Units # IL Units Total Units # Spaces SpaceslUnit
Abington, Pennsylvania 79 60 139 110 0.79
Seal Beach, California 85 70 155 95 0.61
Severna Park, Maryland 77 60 137 121 0.88
Cresskill, New Jersey 81 77 158 105 0.66
PIano, Texas 76 80 156 130 0.83
Salt Lake City, Utah 75 59 134 83 0.62
Gilbert, Arizona 77 67 144 102 0.71
o
o
o
o
Averages
1023
746
0.73
l
CARMEUCLA Y ADVISORY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
Petitioner:
06110002 V
Sunrise Development, Inc.
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
1.
2.
3.
DATED THIS 18th
DAY OF December
,2006
Board Member
Page 7 of 8 - z:lshared\formslBZA applicationsl Davelopment Standards Variance Applica\lon rev. 0110312006