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HomeMy WebLinkAboutVariance Narrative1 Meridian Trails Mixed- Use Development Narrative NARRATIVE Meridian Trails is envisioned as a sophisticated development in Carmel, Indiana tailored to an active adult 55 and over community, blending a small mixed-use element. The commercial and retail areas are set to focus on medical services and wellness-oriented retail or services, establishing a central hub that serves not only the health and wellness needs of its residents but also those of the broader community. This for-lease, age-restricted community is designed to be financially accessible for the average Carmel senior while offering supportive services that complement and enhance their lifestyles. Meridian Trails boasts elegantly appointed apartments adorned with upscale finishes, ensuring a luxurious living experience without the financial strain of significant entry or buy-in costs. Situated on the southwest corner of 106th and Illinois, close to US 31/Meridian St., Meridian Trails integrates into its environment, surrounded by high-end residential areas and an array of medical facilities. Its design and intent are in harmony with the upscale and health-conscious character of the neighborhood. The primary entrance for residents will be situated on Illinois Street, facing south, welcoming senior adults to a community crafted for downsizing in a stress-free, secure environment focused on health, wellness, and life- enriching experiences. The residential offerings include spacious two-bedroom and penthouse suites, alongside a wellness center and other significant common areas designed to support an active, healthy lifestyle. The centerpiece of the outdoor amenities, an interior courtyard, will offer a secure social setting complete with perennial gardens, a swimming pool, walking paths, an outdoor kitchen, and recreational spaces. The entrance to the wellness-centric commercial area of the building is strategically located on the northwest side, facing west. This positioning ensures easy access for both residents and visiting patrons, facilitated by a well-planned parking solution that includes both surface parking and secure under-building options. This arrangement not only serves to welcome visitors to the health and wellness facilities but also seamlessly integrates with the building's overall design, emphasizing convenience and accessibility. Meridian Trails will qualify as an age-restricted community pursuant to the HOPA law and defined as suites for the elderly according to the UDO Definition. Limited care services include wellness and fitness coaching, activities, events, trips and educational opportunities. An office will be provided for the Wellness Director/Life Enrichment Director which will also include 2 office space for visiting home health, nurses, therapists and physicians. Residents may personally contract with other care providers and will have easy access through our care partner network. The community will be designed, built and operated for occupancy by persons 55 years of age or older in which 100 percent of the units will have at least one occupant who is 55 years of age or older. The community will be comprised of one building with separate suites and the suites will provide homes for people from different families. Justus will publish and follow policies and procedures demonstrating the intent to operate as an age - restricted community. Age verification procedures will be in place and documented. See HOPA Law qualifications (See Reference Section) VISION 1. Cultivate a vibrant environment tailored for residents aged 55 and above, incorporating a wellness-focused mixed – use element. 2. Create an environment where active adult seniors thrive by offering amenities and services that promote healthy living. 3. Provide wellness programing, staffing and services to support healthy aging. 4. Facilitate key health and care service partnerships to allow residents to age in place. 5. Create meaningful, multi-use common areas to facilitate community building, health and wellness, meaningful engagement, shared recreation and relaxation. 6. Harmonize with the aesthetics of surrounding residential and professional properties, integrating the development into the local landscape. 7. Prioritize top-tier construction standards and high-end finishes to ensure a quality-built environment that meets the highest standards of longevity and resident satisfaction. PARKING We propose a reassessment of the parking requirements for “suites for the elderly” under the Nursing, Retirement, or Convalescent facility special exemption within the Unified Development Ordinance (UDO). The current mandate of one parking space per licensed bed, plus additional spaces for staff, contrasts starkly with the more realistic requirement of one space per unit for independent living within Continuing Care Retirement Communities (CCRC). Our experience across multiple senior living communities, including Promenade Trails in Noblesville and Crestwood Village North, demonstrates a practical parking-to-unit ratio of approximately 1.05 to 1.1. This is indicative of a trend where seniors, often transitioning to single-vehicle households, have lesser parking needs. Moreover, our proposed Meridian Trails community, designed as an age-restricted environment under HOPA laws, prioritizes amenities, green space and an enhanced living experience through wellness, fitness, and educational opportunities. Adjusting parking requirements to reflect the actual usage and needs of our senior residents not only aligns with their lifestyle changes but also supports our shared vision for a more sustainable and community-focused development, emphasizing green spaces over underutilized parking lots. 3 Incorporating the benchmark of 1.0 parking spaces per apartment for independent senior living properties, especially for active adults, aligns with the unique characteristics and needs of these communities. Active adult communities cater to seniors who are largely independent and still drive, though less frequently than the general population, suggesting a reduced daily need for parking. Also, many seniors reduce to one car. This context supports the proposal for a pragmatic adjustment of parking requirements, reflecting the real-world usage and fostering a more sustainable, resident-focused development approach. While this is not a CCRC with multiple levels of care, it does more closely align with independent living withi n a CCRC than it does with a licensed bed model. We believe that a revision of these requirements will benefit the community by aligning with the actual needs of our residents, promoting environmental sustainability, and enhancing the quality of life for our seniors. The current parking ratio is 1.49 taking into consideration both residential and commercial needs. REFERENCES 1. UDO Definition – Nursing, Retirement or Convalescent Facility: A home for the aged or infirm in which three (3) or more persons not of the same immediate Family are housed and provided with food ,and or care for compensation in one (1) or more congregate buildings: but not including hospitals, clinics, or similar institutions devoted primarily to the diagnosis and treatment of the sick or injured. Included are limited care apartments, suites for the elderly, hospice and assisted living and nursing homes. Resource: City of Carmel Unified Development Ordinances 2. HOPA - The Fair Housing Act: Housing for Older Persons The Fair Housing Act specifically exempts three types of housing for older persons from liability for familial status discrimination. Such exempt housing facilities or communities can lawfully refuse to sell or rent dwellings to families with minor children only if they qualify for the exemption. In order to qualify for the "housing for older persons" exemption, a facility or community must comply with all the requirements of the exemption. The Housing for Older Persons exemptions apply to the following housing: • Provided under any state or federal program that the Secretary of HUD has determined to be specifically designed and operated to assist elderly persons (as defined in the state or federal program); • Intended for, and solely occupied by persons 62 years of age or older; or • Intended and operated for occupancy by persons 55 years of age or older. The 55 or older exemption is the most common of the three. How to Qualify for the “55 or Older” Exemption 4 In order to qualify for the "55 or older" housing exemption, a facility or community must satisfy each of the following requirements: • At least 80 percent of the units must have at least one occupant who is 55 years of age or older; and • The facility or community must publish and adhere to policies and procedures that demonstrate the intent to operate as "55 or older" housing; and • The facility or community must comply with HUD's regulatory requirements for age verification of residents. The "housing for older persons" exemption does not protect such housing facilities or communities from liability for housing discrimination because of race, color, religion, sex, disability, or national origin. Resource: https://www.hud.gov/program_offices/fair_housing_equal_opp/fair_housing_act_ho using_older_persons