HomeMy WebLinkAboutPacket 2-20-07 from PDF2700 Market Tower
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Development Plan/ADLS
Sunrise Development, Inc.
By Mary E. Solada, Esq.
07010009 DP/ADLS
Submitted for the February 20, 2007
Carmel Plan Commission Meeting
Sunrise of Carmel
Sunrise of Carmel
Sunrise Development, Inc.
by Mary E. Solada, Esq.
Development Plan/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
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
Corridor. The mass of the building stretches nearly the length of the property line
common to the Corridor. This façade 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.
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.
AERIAL LOCATION MAP