HomeMy WebLinkAboutPacket 04-17-07
Bingham 0 McHaleLW
2700 Market Tower
10 West Market Street
Indianapolis, IN 46204
317.635.8900
binghammchale.com
attorneys at law
Development Plan/ ADLS/Zoning Waiver
Sunrise Development, Inc.
By Mary E. Salada, Esq.
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07010009 DP / ADLS
07020006 Zoning Waiver
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Submitted for the April 17, 2007
Carmel Plan Commission Meeting
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Sunrise of Carmel
Sunrise Development, Inc.
by Mary E. Salada, Esq.
Development Plan/ ADLS
Zoning Waiver
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
Tab 8 .............................. .Supplementallnformation
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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.
This project received a favorable recommendation from the Special Studies Committee
on April 6, 2007 and has been referred back to the full Plan Commission for a hearing
on April 17, 2007.
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.
The site layout also incorporates a porous pavement system fire lane to preserve
greenspace along US 31. This material has received approval from the Carmel Fire
Department.
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 with the Carmel Staff for the last year, and more recently with the
Special Studies Committee, 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, walking paths, and outdoor
patios and gathering areas; changes in building materials and enhanced detailing; 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
Corridor. The mass of the building stretches nearly the length of the property line
common to the Corridor. This fa~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. Since the last Plan Commission meeting, a new
fenced walking area has been added for residents of the assisted living facility, and
the drive around the building has been replaced by a porous pavement that allows
grass to grow, while still maintaining fire access.
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.
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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SUMMARV
TABLE
ZONING ON PARCEl.:
PR~ 4 STOlY BU1lOIHG:
= B6
134,706 SF.
REllU1RED PARKING:
1 SPACE / BED: ~ '"
1 BEDROOU UNITS: 56 46
2 BEDROOlI UNITS: 22 16
1 SPACE / 30 EWPLOYEES:
101AL PARKING SPACES REQUlREO;
PRO'llOOl PARKING:
STANOARO PARKING SPACES:
HANDICAP PARKING SPACES:
GARAGE PARKING SPACES:
TOTAl PARKING SPACES PRO\1DED:
101AL
102 P.5.
76 P.5.
30 P.5.
208 P.s'
69 P.5.
4 P.S.
36 P.S.
109 P.S.
'BZA Doo<E1 I 0611DOO2V - REQUIRED PARKING
VARIANCE APPROVED 12/1B/06.
lI...A.ND DlBSCRlIlPTlION
1'0000CI'II)'Deed
BooIlJ12.poge26
Pel" C. Spodtro
PlJ"1 or the Eosl Hdl 01 lhe Ncrl"-esl ~lJ"ler 01 SKticn J5. TC*'Iship 18 Ncrth, Range
J Enslll Hamillon County. nctirrIa. described os folbn:
Begmngcnthe[ostl..eollhtNDrthwesIOucrterDfSectlon~ TownsII,18Norlll,
Ronge J [osl 164UXI 'ed NcrtIl (II del7ees 02 rn-..tes 42 seccnds West (assumed
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point6llDOleellrllorcenterwStolion1+75,J(Iine-S-5-K)lorsoidpfo~cl; Illencr
Noflh 67 deqrrn T2 milutes 02 seconds [osl Oft soil r9't-ol-"1 line 165.69 leet 10
o pont on Ille Norlhwesterl)' f911-01-woy tine or YcrkIon Street (Iormer U.S. H"1l}h1lO)'
131. prr lS.H.C. Projllcl No. mSecli:ln8.doteclltJ1; lhence Soulh54 degrees J2
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lIe5l Oft laid [Oil w 38.91 led to !he pIDCl!' II bejMi'Ig. conllPl~ 4.926 acres.
mlJ"eor m.
[lICrptflg thol pG1 ccnvrytd 10 tile (1)' of Co"rrI!! b)' 1Drtun1)' Deed dated AulJIS119.
1999 lJld recordtd Sepltmber 17. 1999 (15 t1strumenl No, 199009954959 dt5t:ritled CIS
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A port 01 lilt EClSt HoIf 01 Ihe Notu-st QulJ"let 01 Section J5. T~ 18 Nortll,
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Record 312. page 26. os recCJ'ded II \he Office ollbe ReclJ"der of Homillon CoIl"I)'.
Indiono. lying wilPl.. the proposed r9'1-ol-'M)' drpiclecl on llle oItothrd Righl-of-Way
Porcd Plot of PlJ"cel1l6-7W of llle Cily or Co-meIII Project 97-04, drsctitltd os
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COI'llfIIet1Cing 01 the southeast comer 01 loid qJCI'trr section; tllenCf Nortll t deqfee 02
milules41 seconds [csll.64UJ) feelolonq lheeosl Jr.tofsoidlJlOl'ler section 10 the
norlheollcornefof IheOtmer'l1Uld; IheneeSouttl89degrmJ7mi'lutes16sccorub
Irsl33,65lerlolon9thrnor1hli'leoltheOWl'ltf'$kIldtolhentll"lhft$tern~y
otOldU.S_J1(W1dlhepointolbeqin"i1gorlhisdelcr"lion;lhenceSoutIl36dtqrees
J4 minutes 49 seconds 'lesl 206.86 ~ ~ fhe bounIby 01 said CJd U.S- 3t 10 the
point desilpoled os painl "27,}). 011 soid RilI'l of Way Paul P\ol; IIIenee tbth 20
cltqtees 42 rnrutes 15 seccnds[asl 110.86 teet tollleplPlldesicpolrdosponl "25J"
on soid RiljIl 01 WoyPlJ"cd Plol; thence Norlhwtslrrly 64.13 lerl cblq:CIIIlJ"C 10 the
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the flOfttlline 01 the OWllCf'S hnt. tPlener North 89 devrn 57 miflutes 16 lCCOIIcb
Eosl 9606 teet %tIq Del IllJ"th Iinr 10 the poilt 01 beqirl.mg end contoNlq O.t4S
acres. morf or Its$.
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S:rn1E N<01rlES
All flACII NIl OTHER Ql,l[NSICJi1S f(lf 6" STANOIHC CUIlB
AND t OiAllBAClt aRB ARE TO lit: fACE or aJR8
All RMXI AND OTHER ONENSIClfS f(lf 2' ROll CURB AR[
10 BACk Of CURB.
IT !;W1 8[ M: 1l[$P()QUT"Y Of [ACH CCNTRACT~
10 \(Rn All OJSTNC unUJ1[S NIl CONDIno.S PUTAINNG
TO TH[ PHASE Of MlRK. IT SHAU ALSD 8[ M
CCJilTRAtICJrs R[SPtJIS18IUT"Y 10 COlTACT lit: OHRS
Of THE VARIOUS Ul1U1lE:S fOR PR(F{R STAK[ lOCATION or
U~ UTlITY {{fOR[ \dK IS slARrro. TI( CC*1RAC1QR
SHAlL NOTn .. lIlllTlrlG TH[ OWN[R NIl l}( [NGlN:[[R or
ANY DiANGES. OIISSIONS (If [R~ f~ ON l}(S[ PlANS
OR It lH[ FIELD BUCR[ 'fORK IS STARTEO OR R[SlJlI(()
\OFT SIQrj lOCAllOO NIl SIGN REQJR[IIC[NT$ W11H lOCAl
GO\t:RNN; AUTHOOlJ[$.
TEWPatARY TRAme CQNTRCl DURING lXHSTRUClOI TO
CI)I"(RM TO APPlICAIIlE lOCAl N() STATE: STAHOARDS
All CtWSTRlJCTKW ACTMTY ()lI THIS SITE TO BE PfRf'(Rl(O
N COMPUANCE fl1TH APf'tJCA8L[ O,S-H.A. SIAHDAROS fm
WQRKDl SAFHy.
All QIlI[N9ONS TO M BUilDINGS AR[ 10 TH[ ClrrS/l)[ or
BUlIlINt fOllNDA 1ltW WAlL
S[[ ARCH1[CllJRAl PlANS fOR BUl.llNG OlWfNS/ON$
SER\'1tt WAlKS SHAlL EE NON-REINfORCEO COOCRET[ 4" THICK
r
tD OPANSION .m.TS ARE TO BE ptACED AT All WAlM tNT[RS[cnONS
ANll BUW[EN WAlKS AND PlATF(RUS. S1DEI'AlIl SCOIl[S ARE
j. tOEl[[OIJAlllSPAC[D8[Iw[EN[Xp~mTS
OlD MERIDIAN ROAD IMPROVEMEN1S PER CROSSROAD ENGINEERS, PC, usm FOR REfERENCE ONlY.
RECEIVED ON 1-26-D7 BY THE SCHNEIDER CORPORATION.
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Schneider
THE SCHNEIO[R CORPORA nON
Historic fod Horrison
B901 Otis Avenue
Indianapolis. IN 46216-1037
Telephone: 317.626.7100
Fox: 317.826.7200
www.schneidercorp.com
Afchitecture
Civil Engineering
Environmental Engineering
Geolechnitol Services
GIS. LIS
Home Builder Services
Interior Design
land Surveying
landscape Architecture
Transportation Engineering
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WEST 'eUffERYARD
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REQUIi<fD, PROVIDED,
15 ORNAMENT.'-L TREES 15 OR'iAMENT.Al TREES
50 5H'UB5 50 SHRUB5
5 EVERGREEN TREES 5 EVERGREE~ TREES
'5 S~E TREES 22 SHA:;E TRfES'
I '5 EXISTING Tms PRESERVED
. PER\lANl:NT SEEDING
0-' Oft
o ORNAMENTAl TRIT
~ORTH BUffERYARD
<54' Of lfVEl 'C' Bl;ffERYARD, 10 DEEP
REQUIRED. PROVIDED,
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95 5HRUB5 % 5HRUB5
14 5~ADE TROES 14 5HACE TREES
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SOUTH 4 EAST BUfffRYARD
737' OF PA.RKWAY GREENBElh 10' DEEP
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7 i 5HRUBS
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2 2 5~AnE TREES
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PROVIDED,
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00 5HRUBS
! EVERGREEt\ -;-ZEES
20 SHACE TRl'ES'
'? EX!5:It\G TREES PRESERVED
EXISTING TRIT TO REIlAJN IN PlACE
CONSTRUC1I()I UlIITS
IIUlDl UIIITS
TREE PRESERVATION REOOIREtlENT
12 TREES OF 9' OR GREATER DoH I~ GREE~BElTS
I CO% OR 12 PRESERVED
EXlSllNG 1RffiJNE
PROPOSED TRITUN[
PAIWNG lOT LANDSCAPING
73 PROPOSeD ~~D FUTU<f Sf'ACES
REQUIRED'
9 SHADE TRl'ES
<, SHRUBS
,
PROPOSED'
! 0 5Ht.SE TRfE5
54 5HRUBS
PLANT SCHEDULE
I KfY I BOTANICAL HAIlE COIIIlOO HAilE IOTY.1 SIlf COND. RCIIARK5
DECIDUOUS TREES
AC Acer cam estre Heel e If I, 8 2.5" BotB
AG Ace< inolo Amur AI , 26 1.5" BotB SiJ e Stem
BN Betula ni 0 River Birth 10 B' BotB Oum fa,,"
lS Li idombex sf ocifluo S"etl Gum 22 2.5' BotB
UA &taus 'p,ari(lJ't' Prairifire Crab /, 16 1.5' BotB
OR Ouercus rubro R,d Oak 18 2.5' BotB
II Tiio tomO'1t050 Slerfin SUm- Linden 21 2.5' BotB
CC Cor inus corolinono American Hornbeam 12 2.5' BotB
DB (Nercus bicolor Swom Mllte Oole IJ 2.5' BotB
EVERGREEN TREES
AC Abies cOf1coIor Mlite tV 8 6' 8ot8
PA Piceo obies Norwo (uee 12 6' 8ot8
DECIDUOUS SHRUBS
cs Camus sericea 'Ism!i' Red Stem Ismt; Do wood 9 30" 1 Cont.
HO H ran eo uereifolio Oakleaf H ran eo 12 24- 80tB
RN Rosa 11 'Hearl IlIId' Nearl IWd Shrub Rise 92 J Gal. Cont.
RY Rhododendron Yokushimonum 'Yatu Prince s Yoku Rhododendron 70 ]4' BotB
SU 5 in 0 olulo 'Miss Kim' Miss Kim Lilac J.J 24. J Cont.
VC Viburnum corteSi' Korean ice Viburnum I 14 30- BotB
\1) VIburnum den to/urn 'Chico 0 Lustre' Chico 0 Lustre Arronood Vibum 9J JO' BotB
EVERGREEN SHRUBS
'ex labro 'Com acta' Com t Inleberr 8J 24' J ConI.
.Ami erus chinensis 'Sea Green' Sea Green .AJnj er 109 2'- Bot8
" ice ens vanico Northern 80 '" /14 24' Cont.
Taxus 11 media Densilormis' Dense Yew 100 24' Bot8
GROUNDCOVER
HE Hemerocollis 11 'Stella de /Xo' Stella de /XO Do ;1 262 I Gal. ConI. 15" o.c.
u ii" , icoto Cree in LiI turf 552 J25' at conI. 10" o.c.
PH Pennisetum 010 ecuroides "Hameln' Hameln Drrorf Fountoin Cross 26 I GAL Cont. 30" o.c.
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lItE SOfNEilJER CORPQRA11tlN
Historic: rod Harrison
8901 Otis Avenue
Indionopolis. IN 46216-1037
T elephane: 317,826.71 00
rOll: J17.826.7200
w.w.schneiderCOfp.cam
Architecture
Civil Engineering
Environmental Engineering
Geotechnical Services
CIS " LIS
Home Builder Services
Interior Design
land Surveying
landscape Architecture
Transportation Engineering
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- Grass Lawn Buffer at US 31 -----
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Landscaping Area
- Pervious :s:ru~~ure Under G~ass For Fire L~ne ~
. Trellis Structure With Bench Seating Below . '. ~
Bird Feeder
Six-Feet Wide Paved Sidewalk
Special Studies Committee, Carmel, Indiana
Four-Story Indepandent Living Building
Proposed Revised Landscape Plan at Lawn West of IL Building
Scale 1" = 15' -0" March 16, 2007
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Special Studies Committee, Carmel, Indiana
Proposed Revised Landscape Plan at Lawn North of AL Buildina
Scale 1" = 15'-0" March 16, 2007
5
Built-up Aluminum Clad Cornice Profile with Aluminum Gutters and Downspouts
Pale White/Beige Precast Concrete Lintel
Standing-Seam Metal Roofing with Aluminum Ridge Cap
Pale White/Beige Brick Masonry Veneer
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Flemish Bond Brick Pattern at Selected Locations
Pale White/Beige Brick Segmental Arch at Masonry Opening
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Recessed Brick Panels
at Service Rooms
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Square-Face Precast Concrete Accents
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Sunrise of Carmel
Proposed East and West Elevations
Not To Scale April 06, 2007
Planning Commission, Carmel, Indiana
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Sunrise of Carmel
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Proposed Enlarged West Elevation (Similarlfor Other Elevations)
Not To Scale April 06, 2007 I
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Sunrise of Carmel
Planning Commission, Carmel, Indiana
6
------
Due to changes made to the site configuration following the Special Studies hearings,
Sunrise must select a new light fixture to ensure that the Carmel requirements for
footcandles at the property line are met.
At the time of this printing, the lighting contractor was still in the process of revising the
photometric drawings. These will be submitted as soon as they become available.
7
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tI\NIYlJM REQlIIREJrft:NTS Am cx:wrACT INFO.
CONTACT OWNER FM SPEnAl JURISOfCl'IltW.
REQUIREIlrnr.;,
2
SECTION OF BUILDING SIGN
4' 6'
sheet OOla
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PrOPosed Sign Details
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GENERAL NOTES
Sl?E(:IflC NOTES fOR S!TE SIGN
d CONTRACTOR TO PRO'IIDE SIGNS PER SITE/lANDso.l'E PIA~
2.1 CONTRACTOR TO COORDINATE ElECTRICAL
F~~-
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17 Oct 2006
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(SEE l1fCIRJCIl. SITE PlAH)
3
PLAN'OFBUILDING SIGN
SUNRISE Senior Living
of Carmel, IL
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DIRECTIONAL SIGN
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Sunrise is one of the nation's most experienced providers of both assisted
living and independent living for seniors. The company was founded in
1981 by Paul and Terry Klaassen, because they saw a lack of quality
housing options in the United States
for the elderly. They believed that the
nation's seniors would benefit from a
residential housing environment that
promoted independence and dignity,
and was designed more like a home
than an institution. Today, Sunrise owns and operates over 400 facilities
in the United States, United Kingdom, Germany and Canada with a
resident capacity exceeding 40,000. Sunrise has established a
distinguished reputation for both facility design and innovative resident
programs.
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Introduction to Sunrise
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SUNRISE.
SENIOR LIVING
Sunrise Communities
Sunrise services include a dining program plus housekeeping, laundry
service, and transportation. Also, an Activities Director maintains a full
calendar of social programs for the residents. While the typical Sunrise
home is often designed as a Victorian mansion or manor house, many
homes, such as the one proposed for Carmel, are customized so the
architectural design fits with the character of the surrounding
community. A Sunrise home looks, acts, and feels like a residence - both
inside and out. On the inside, everything is designed to be homelike -
there are no harsh fluorescent lights, ceiling tiles, or long corridors.
Instead, there is wall-to-wall carpeting, crown molding, and extensive
artwork and common area furniture. We are convinced that
environment plays a large role in
the attitude and well being of our
residents. Our building designs
have won numerous architectural,
interior design, and land planning
awards. For more than 25 years,
Sunrise has played a leadership role
in setting industry standards by
developing innovative building
designs and resident programs.
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Sunrise o/Carmel
Sunrise is proposing a residence for seniors (to include both independent
and assisted living) on the parcel located at
the intersection of Route 31 and Old
Meridian Street. For this project, Sunrise
is not proposing the Victorian architecture
typical of many existing Sumise properties.
Instead, we are considering a unique style
that blends with the local community and
nearby developments. We look forward to
the opportunity to discuss our plans, and our program in general. In the
meantime, if there are questions or comments, please feel free to contact Tim
Hedges at (312) 255-9986.
Sunrise Homes in the Chicago Area
Barrington
B 100 mingdale
Buffalo Grove
Crystal Lake
Flossmoor
Glen Ellyn
Gurnee
Highland Park
Lincoln Park (Chicago)
Naperville North
Naperville South
Palos Park
Park Ridge
Schaumburg
Willowbrook
Wilmette
Sunrise Homes in the Indianapolis Area
Fall Creek Willow Lake Carmel
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Sunrise buildings are
designed to feel like
home, incorporating
familiar residential
elements such as this
grand staircase in the
entry foyer.
An interior view of a
residential unit.
Sunrise Amenities
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Sunrise facilities offer
many different
locations for social
interaction among the
residents. The photos
on the following pages
represent a few of the
options available.
Other amenities not
pictured may include
game rooms, arts and
craft rooms and
exercise facilities.
At right: examples of
Sunrise Living Rooms.
These common areas
will be located in both
the independent and
the assisted living
buildings in Carmel.
The assisted living
facility has living
rooms on floors 1, 3
and 4.
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Theater (or TV) rooms
will be available in
both the independent
and assisted living
buildings in Carmel.
Some floors in the
assisted living facility
will have their own
private theater rooms.
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Library
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Neighborhood Room:
These "Sunrise
Neighborhoods" are
provided at the end of
each hallway in the
independent living
building as a gathering
place for the residents
of nearby units.
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Each building in
Carmel will
incorporate both a
resident dining room
and a Bistro (or Ice
Cream Parlor). The
third and fourth floors
of the assisted living
facility will have their
own dining rooms.
Above: Dining Room
Below: Examples of
Bistros
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In addition to indoor
gathering areas,
Sunrise's site design
incorporates outdoor
patios for residents to
enjoy in warm
weather.
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Alternatives to outdoor
patio areas are available
for days when the
weather is poor. Sun
porches, or four-season
rooms provide sun in the
winter months. Note the
skylights.
The Carmel Sunrise
project will incorporate
outdoor porch areas on
the third and fourth floors
of the assisted living
building. These porches
are designed to allow
residents to get out-of-
doors without
compromising their
safety.
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