HomeMy WebLinkAboutPacket 02-20-07
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Bingham . McHaleLLP
2700 Market Tower
lOWest Market Street
Indianapolis, IN 46204
317.635.8900
binghammchale.com
attorneys at law
Development Plan/ ADLS
Sunrise Development, Inc.
By Mary E. Salada, Esq.
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07010009 DP / ADLS
Submitted for the February 20, 2~7Y ~
Carmel Plan Commission Meeti~g /(/'(
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Sunrise of Carmel
Sunrise Development, Inc.
by Mary E. Solada, Esq.
Development Plant ADLS
TABLE OF CONTENTS
Tab 1 ......................................... Project Narrative
Tab 2 ...................................... Aerial Location Map
Tab 3 .................................................... Site Plan
Tab 4 ............................................ Landscape Plan
Tab 5 ....................................... Building Elevations
Tab 6 .............. ............... ... ............ ... Lighting Plan
Tab 7 .................................................... Sign Plan
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SUNRISE OF CARMEL
by Mary E. Solada, Esq.
Project Narrative
Sunrise Development Inc. has submitted to the City of Carmel an application for
Development Plan and ADLS approval of a Senior Living Facility at the northeast corner
of US 31 and Old Meridian. The site is approximately 4.10 acres and is currently
undeveloped. The proposed development includes a 140 unit assisted and
independent living facility for seniors.
SITE LAYOUT
The site layout includes two four-story buildings set within a beautifully landscaped
property. One building is devoted to 78 units of assisted living facilities, while the
second building houses 62 independent living units. An underground parking garage
reduces the amount of pavement required on site. The petitioner received a variance
from the Carmel Board of Zoning Appeals on December 18, 2006 to reduce the parking
ratio to one space per independent living unit and 0.5 spaces per assisted living unit.
ARCHITECTURAL DESIGN
The location of this site creates some unique challenges for building design. The
proposed development is located within the US 31 Overlay District, which includes
design standards for building construction and significant landscaping requirements.
The building is also oriented to Old Meridian Street, and while it is not technically
within the Old Meridian Street Overlay, it does have a relationship to the other
buildings along the corridor. The US 31 Overlay standards result in more institutional
office style buildings, while the Old Meridian Corridor is planned as an urban village.
Complicating the design is the expected resident base of the project. These will likely
be people who have lived in Carmel or other suburban environments in single family
homes most of their lives. They will expect a living environment similar in character
to the suburban lifestyle they are used to.
Sunrise has worked diligently with the Carmel Staff for the last year to create a
building design that fits the character of both districts, while appealing to the future
residents of the development. Several building styles have been proposed and
modified throughout this process to meet both the building material requirements of
the US 31 Corridor, and the livelier urban atmosphere of Old Meridian Street.
Improvements to the design throughout the process have included, increased use of
outdoor porches, both private and communal; outdoor recreation areas such as a
community garden and walking path; changes in building materials; and restructuring
of the rooflines of the buildings. More specifically, the following elements have been
incorporated at staff's request to improve the urban character of the project:
· Massing: The faces of the West elevations of buildings have been set along the 90
foot build-to line to reinforce the desired urban building edge for the US 31
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Corridor. The mass of the building stretches nearly the length of the property line
common to the Corridor. This fac;ade is not flat but is offset, regularly creating
rhythmic changes in hierarchy along its span, with raised importance at the center
and end portions and reduced elsewhere. This transforms the sense of the building
as one mass into a complex assemblage of building massing elements. The roofline
too reinforces the massing strategy in that it is raised at the center and used to
punctuate the building ends while diminishing in height along the sections in
between.
· Connection: Direct pedestrian/resident access to the lowest level of the
independent living building is an important component in reinforcing the urban
quality of the project. Stairs are provided for connecting the first floor porches of
individual residents to the landscaped pathway adjacent to this side of the
building. By raising the first floor above the adjacent grade level these stairs
provide an important architectural urban detail that would be lost if the first floor
was at grade.
· Detailing: The building facades are individually composed of quality building
materials and detail elements. The facades of this Sunrise at Carmel project are
developed from a pallet of varying brick colors, jack arches, segmental arches,
raised horizontal brick banding, precast concrete veneer elements, wide
composition cornices, tower forms, architectural columns and railings, and large
mullioned windows. The Sunrise at Carmel building is designed to respond to the
City's desire for an urban project with a character drawn from examples provided
as local context such as Old Meridian Place and Providence at Old Meridian.
LANDSCAPING
Sunrise is committed to creating an inviting, interactive environment for its residents.
Therefore, landscaping and site amenities are a top priority. Significant planting areas
will be provided around the two buildings and along all property boundaries, and the
landscaping will be more than just an aesthetic component of the project, it will be
interactive. A plot is included for residents who like to garden, and sidewalks will be
installed to circle the entire interior of the property and connect in three locations to
the multi-use path along Old Meridian.
LIGHTING
Sunrise's site lighting consists of post lights along the vehicular drives and low-level
landscape lighting for pedestrian areas. Shielded lighting will also be provided in high
use areas around the property, such as outdoor porches and entrances. The lighting is
designed to subtly light the property for the safety of the residents, while providing
little impact on adjacent properties and roadways.
SIGNAGE
Sunrise proposes one ground sign on a brick base to be located near the intersection of
US 31 and Old Meridian. The proposed sign is approximately 28.23 square feet and is
5'8" in height.
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ZONING WAIVER REQUEST
The US 31 Overlay Ordinance limits the floor area ratio of a building to 0.70. The
proposed floor area ratio of this project is 0.84, for an increase of 20%. The increase
is in part necessitated by the fact that the property size will be reduced through the
dedication of right-of-way, and in part through the requirement that all basement
areas be included in the gross floor area, making the underground parking part of the
calculation.
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AERIAL LOCATION MAP
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SUMMARY
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CAll2~CA'$afJ~'l'l).:;)I;
1-800-382-5544
CAli lilLflltt
FERllC)l/:i4STAl[LAWIS4lH991.
r, IS ~T ltELAWTO EXCAVAtE
"TKm NC'!'!f'IWC nt: ut<<R!:2OOND
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01. YS W'OOE ctIddEJiCING 1ORK..
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Schn8ider
lHE SCHNE1llER CORP<lRA~ON
Historic Fort Harrison
8901- Otis A..",ue
Indianapolis. iN 48216-1037
TeJephon'e: 317.826_7100
Fox: 317.826.7200
wwW."schneidercorp.com
Architecture
CiVIl Engineering
Erwironmental Engine~ring
GeotedU1ico1 Services
CIS <<US
Horne Bonder Services
Interior Desi9n
l.and Sur'Ye)1ng
Landscape Architecture
Transportation En9ineeriog
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ZONING ON PARCa:
PROPOSED . STORY BOWNG:
= B6
134.706 S.t.
REWREll PARKllIG:
1 SPACE / BED: AI.
1 BEDR()(),f UNITS: 56
2 BfOROC+A UNITS; 22
1 SPACE / 3D EMPlOYffS:
JOTAl PARKING SPACES REOUIRED:
PROVIDED PARI<ING:
STANDARD PARKING SPACES:
HANOICAF PARKING SPACES:
GARACE PARKING SPACES:
TOTAl PARKING SPACES PR0Il10ED:
'BIA DOCKET i 06110002. - REQUIRED PARKING
VARIANCE AFPRO'vUJ 12/18/06.
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TOTAL
102 P.S.
76 P.S:
3D P.s.
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71 P.$.
2 P.S.
36 P.S.
109 P8.
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PER to,,"A STAlE LAWIS-69-1991.
IT IS AGHNST M LAW 10 EXCAVATE
\lfIHOUTN01lFl1NGMUNDERmootIl
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DAYS flFORE <XIIIIENClNG WCRI(.
ASSUMED NORTH
SCALE: 1"= 30 '
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TREE TO BE PRESERVED
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Schneider
1Ilf SCHNEIDER COIlPORA11OIl
Historic Fort Harrison
a901 otis Avenue
Indianapolis. IN 46216-1037
Telephone: 317.826.7100
Fax: 317,826,7200
www.schneldercorp.com
Architecture
CiVIl Engineering
Envlronment~ Engineering
Geotechnical Senrices
GIS'" US
Home BuDder SerJices
Interior Design
Land SUrve)1ng
Landscape Architecwre
Transportation Engineering
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PROPOSED 1REElJNE
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DECIDUOUS TREES
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5IJ S' afula l.Iiss Kim'
~ Viburnum corlesii
\01) Viburnum dentatum 'Chico Lustre
EVERGREEN SHRUBS
IG /lex cD,a 'c ta'
JC .Ami erus chinens;s 'Sea Green'
lAP AI 'co ens vonica
III Ta)llJ' x media 'Den.ifarml.'
GROUNDCOVER
HE Hemerocallis x 'Stella do Oro'
U lIr 0 Icata
PH Pennisetum ala ecuroides 'Hameln'
I HOLEY t.AoLEY SA YB
A .~
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CAU.2'MRKItGDA'l'SlEAJlElOJlJG
I 1-800-382-5544
c.<l1l1LFllEE
PER tmIANA STATE LAW 1S-69-1991.
ASSUMED NORTH ~,\';~o~~~:::=~~
SCALE: 1"=30' ~'::'~:::"
lBUlPII"JBIItYAlRJD l'LA'N"ll'llNCl
WEST BUFFERYARD
492' OF US 31 GRl'ENBEL T dO DEEP
REQUIRED, PROVIDED.-
15 ORNAMENTAL TREES 15 ORNAMENTAL TREES
50 S,IRUBS 50 SrlRUBS
5 EVERG'1EN TREES 5 EVERGREE~ TREES
25 S"ADE TREES 22 SHADE TREES'
, '5 EX:STING TREES P,ESERVED
NORTH BUFFERYARD
454' OF LEVEL .C' BUFFERYARD x 10' JEEP
REQUIRED, PROVIDED,
I 5 ORNAME~ r AL TREES 15 ORNAMEN r AL fREES
95 SHRUBS % SHRUBS
1 4 SHADE TREES 14 SHADE TREES
SO:JTH I EAST BUFFERYARD
737' OF PARKWAY GREENBELT x 10' DEEP
REQUIRED, PROVIDED.
I 5 ORNAMENTAL TREES I 5 ORNAMENTAL TREES
7 i SHRUBS 50 SHRUBS
I EVERG,'..EEN TREES I EVERGREE~ TREES
22 S:1ADE TREES 20' SHADE TREES'
'7 EX:STI~G TREES PRESERVED
i
TREE PRESERVATION REQUIREMENT
12 TREES OF 9" OR GREATER DBH I~ GREENBELTS
1 cp% OR I 2 PRESERVED
I
PARKING LOT LANDSCAPING
7~ PROFOSED AND FUTURE SPACES
R."QUIRED:
9 SHADE TREES
41 SHRUBS
I
I
PROPOSED,
I 0 SHADE TREES
54 SHRUBS
~
tHE SOtNBDER CORPORATION
Historic Fort Harrison
8901 Otis Avenue
Indianapolis, IN 46216-1037
Telephone: 317.826.7100
Fox: 317,826.7200
w...schneldercorp.com
Architecture
Civil Engineering
Enwoomentol Engineering
Geotechnical Services
GIS. US
Home Bunder Ser~ces
Interior Design
land SlJ""Yfng
landscape Architecture
Transportation Engineering
I QTY.I SIZE calo. I REMARKS
9 2.5' 8"'8 ; C>
26 t., 8"'8 e Stem i
6 8' 8"'8 Farm I f!l
22 2.5" 8"'8 0::: t!J~
16 1,5" 8"'8 0
18 2.5' 8"'8 - I ~g
21 2.5' 8"'8 Z
lJ 2.5" 8"'8 ~
lJ 2.5' 8"'8 r/J O~ ~'-'
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7 6' 8"'8 r/J ~9 I>Q~
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12 6' 8"'8 0::: <> Ii
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9 Jet' CooL ..
12 U" 8"'8 \!; ~
92 JGal. CooL I ~
70 24' 8"'B
JJ U' CooL '-'
14 JO' B"'B
9J JO' B"'B
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12 29 06 5960,001
iltAWfr48* """"" ..
81 24' CooL MRK AlF
109 24' B"'B
114 24" ConL LAlIDSCAPE
100 U' B"'B PLAlI
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262 1 Gal. CooL 15- o.c.
552 J.25' ot conL 10" a.~
26 t GAL CooL JO- o.c. ........
JLJI. OJI.
COMMON NAJIE
Red Stem I_ti Do oat!
Dddeal H ea
Nearl Il!id Sllrub RI...
.. Yaleu Rhodadendron
IIi.. Kim LJ7ac I
Kcrean fce Viburnum I
C1Jica Lustre Atrowwood Viiumum
Com act Inldrerr
Sea Green "'nl er
Northern Ba err
Den... Yo.
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in LR ur!
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riberGlass Shingles
(Worm Grey)
B rick Veneer
(Rea Tone)
P'eca~t HeodEr
(Light Ton / Cream)
L_____L
INDEPENDENT LMNG
ASSISTED LVlNG
Pre I i m i nary
1/15" = 1'-0"
East
Elevation
of
and
AL
Buildings
IL
Facio & frlfi'";
(Light Ton I Cream)
FiberGlass Srir;gles
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t
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~
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INDEPENDENT LMNG
l
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West
Elevation
of
AL
Buildings
IL
and
f
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a rick Veneer
(Li~ht 8 rawn)
Brick VerJeer
(Lighter Brown)
?reccst Heacer
(L:ghl lcn / C recrn)
G rick V~neer
(ligrt T cn/C ..-eo"'l)
ASSISTED LVlNG
I
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1/16" = 1'-0"
Elevation
of IL and AL B uildinas
..J
Fasc;a & -"i....,
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IL
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B rick Veneer
(Lis;ht 8 rown)
P.-ecost '-lead€"
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B rick Veneer
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Type
Description: Cast post lantern with clear beveled glass. 120V1277V HPF
electric ballast.
SKU: P5485-31EB
Category: Outdoor
Finish: Textured Black
Family: Welboume
Type: Ruorescent
W1dth1Dlameter: 13"
Height: 26"
Lamp Quantity: One
Lamp Type: Quad 4-p1n Comp. Fl.
Lamp Wattage: 26w, 32w, or 42w
Catalog Page: 540
HPF: Yes
Energy EffIcient: Yes
Notes:
Fits 3" post (Order separately)
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Progress lighting
Post Office Box 5704
Spartanburg. South Carolina
29304-5704
www.progresslighting.com
Compact Fluorescent
Welbourne Collection
Outdoor
Type
-31 EB
P5485 0
Catalog No.
P5485
Finish
Black
-31EB
Dimensions (Inches)
A B
12-5/8 26
lamping
26. 32. 42w Quad CF (4-pin)
~A-1
B
Specifications:
Genera1
. Clear beveled glass panels (replaceable)
· White chimney to reduce lamp glare
· Voltage from 120V to 277v
· Die cast aluminum construction
. Utilizes triple tube lamp
. Electronic high power factor ballast
. Powder coat textured black paint finish
. Solid brass interior components
. Removable top for re-Iamping
. Companion fixtures: wall mount
Mounting
. Post mount lantern
. Fits 3" dia. post
Flectrical
· HPF electronic ballast
. 120V/277V dual voltage
. GX24-q4 base socket
I Aheling
. UL-CUL wet location listed
Rev. 12/99
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Type
Description: Black aluminum dome with white Inner-lined shade for maximum
light outpul112 Inch NPS thread.
SKU: P5265-31
Category: Landscape
Finish: Black
Type: Path
WldthlDlameter: 9"
Height: 26-314"
Lamp Quantity: One
Lamp Type: Medium Base
Lamp Waltage: 100w max
Catalog Page: 624
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Progress Ughting
Post Office Box 5704
Spartanburg. South Carolina
29304-5704
VNVW.progresslighting.com
Incandescent
Dome Spread light
Side Mount
landscape
Type
-31
P5265 0
Catalog No.
P5265
Finish
Black
-31
Dimensions (Inches)
A B
9 26-3/4
Lamping
1 (m) 100w
~A-.1
T
8
-L
Specifications:
Gfmml
. Dome shaped shade
· Side mount allows the unit to be
mounted toward the edge of the garden
area
. Shade white innerlined for maximum
light output
. Clear acrylic closure under the shade
. lamp replaced from below by thumb
screw removal of clear acrylic closure
· Aluminum construction
Mounting
. Stem mounting. stem included
. Mounts on landscape post P8562-31 or
weatherproof box (supplied by others)
. 1/2" NPS thread
Elertrir.~1
. Medium base porcelain socket
· Prewlred
Ll'Iheling
· UL-CUL wet location listed
Rev. 12/99
UlIIlIW .....
TIft II' /I'lPJ
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SUNRISE
of Carmel, IN
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.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:.:~.:.:.:.:.:.:.:.:.:.:.:.:.:.: :.:.:. ;;;
::::::::::~:::::::::::::::::~::::~:::~::::::::::::::::::::::::::::::::::::::::::::::::::::::l:.... .... ,C'::.':':':'::::::::::::::::::::::::::::::::::::::::::~:~:::::::/
i~fllllIIHI1i~iIrfnIft:ltflIfltlItiII~~iI~fmIi~~@iI@i@i~gIr~Ifi~~~~}~:~:}~::::::::::::::::::::::::::':':-::::.....,..::::~:::::::1~
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STATISTICS I
DesatpIIon Symbd A"lI Max
Calc Zone 113 + 0.4fl: 1.6fl:
LUMINAIRE SCHEDULE
Symbol label Q\y Catalog Number Description , Lamp
42W CF TRIPlE-
.p 0 63 P5485-31 1'5483-31 SYlVANIA (1)
I CF42DTIEI83O
!
13.5'DlAX 14' LOW I
. Z 70 P526>31 LEVEL PATH . 4O-WATT A19
I
MIn
MaxIMn
AvgIMln
0.1 Ie
18.0:1
4.0:1
Ale
Lumens LLF
WallB
P5485-0.IES
3200 0.95
42
P528>31.
l.IES
475 0.30
90
. Schematic Site Plan
i . IJII tJ/ ...
~ 11"=40'_0"
13 October 2006
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Senior Living
DE~__
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5'-11-
CONTRACTOR StW.l PROVIDE THE WN.. AND
(' RECTANGUtJ,R SfCN. SEE SPECiACATIONS FOR
_ REQll'R9.IEIIIS AND CONTACT INfO.
CONTACT 0\VNfR FOR SPECW. JUllISllIC11ONAl.
REQUlRa,E'.1S.
CONfRACT()R SHAlL PROVIOE: THE {)tAl ~
RECTANGUtA.'~ Skm. SEE SPECIF1CAnONS FOR
NINIWM REQUiRE)lo.1S AND CONTI\Ci INFO.
CONTACT OWNER FOR SPf.r.JAL JURlSOICTIONAI..
REQUlREIIOOS.
3'-0"
2
SECTION OF BUILDING SIGN
4' 8'
sheet OOla
Ptoposed Sign Details
I
I
GENERAL NOTES
SP CIflC NOTES fOR SITE SIGN
1. [CONTRACTOR TO PROViDE SIGNS PER SITE/lANDSCAPE PLA"
2. CONTRACTOR TO COORDINATE fllCTRlCAL
WORK WITH SIGN LOCATIONS.
.1 "ONlJMOI1 SIGN SHAll. BE INSTH..I.ID IWWEDIAffiY
mER ROUGl CRADmC.
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17 Oct 2006
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ELEVATION OF BUILDING SIGN
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3
PLAN OF BUILDING SIGN
SUNRISE Senior Living
of Carmel, IL
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DIRECTIONAL SIGN
2'
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