HomeMy WebLinkAboutPacket 11-18-08
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PARK PLACE PUD ORDINANCE AMENDMENT
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Mayflower Communities, Inc.
(c/o Greystone C~ommunities, Inc.)
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Docket Num@er
0809 0032 (OA)
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For the Carmel Plan Commission
Novem ber 1 8 f 200'8
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Filed By:
E. Davis Coots
Coots Henke & Wheeler
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TABLE OF CONTENTS
1 .
Aerial Photograph
2.
Rezone Application - (Petition to Change the Official Zoning Text)
3.
Narrative and Proiect Overview and Benefit Statement
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- REZONE APPLICATION -
PETJTlON TO CHANGE THE OFFICIAL ZONING~P: TEXT
INCORPORATED BY REFERENCE INTO THE CARMEL/CLAY ZONING
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FEES: $825.00 pius $114..50 per acrc
(PUn $2,675.00, plus $114.50 per acre)
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Dat~:
09/30/08
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Docket No.:
. Name of Owner Nay flower Communities, Ine..
Phone No: (972) 402 - 3730
c/o Grevstone Co~munities. Inc.. Attn: Mark Shegon
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Owner's Address
222 W. Las Colinas Blvd., t2100
Cny, State. ZIP Irving, TX 75039
. ComaCl Person Name and Company: E. Davis Coots / Coots Henke & Wheeler, 1'. C.
. Ph: 844-4693 Fax: 573-5385 Email: dcoots@chwlaw.com
Contact Person Phone, Fax. EmaIl'
ConractPersonAddress: 255 E. Carmel Drive, Carmel, IN 46032
FaxNo.(~)_-_
Email'
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. Record of Ownership: Dced Book:
Page,
Purchase Date:
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. Legal Description (Use additIOnal page(s) if necessary) See attached Exnihir- !lAt!
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. Cammon Address ofPropcny Involved (or General Description if flO Address Exists):
19.55 acres located along the east side or Guilford Ave., h~6 7? fpCt Dorth of 116~h
;,t:reet,armeI
. Tax Parcel IDNos.17-09-36-00-00-054. JOl Hamilton County, IN
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. Proposed Zoning Change: ' TV.1::XY.1:2:l8::::XX)QC::X:X.x~==",,==---"",,",-~,",~""'''''-'~~1
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. Statement of compliance with the Carmel/Clay Comprehcnsi ve Plan (use additional pages if necessary):
The property is presently zoned Park Place Planned Unit Development District ("PUD")
and will remain as zoned. The PUD Ordinance adopted 2/9/07 bv the Carmel City
1 "De a ma} lmum of one hundred ninet'.' fiVE
Counci includes naragraph 5. l( e I There sh;J11 ' ::' .
(95) inde.Dende.nt r'e:=:ide.nti.11 living units, tvlenty (20) assisted living units, and
twenty eight (28) nursing care units." The Applicant seeks to amend paragraph 5.1(e)
as. follows.: "There shall be a maximum 0 f one hundred seventy-one (171) independent'
residential living units, forty-four (44) assisted living units, eighteen (18)
memory support assisted living units and thirty (30) nursing care units.1!
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Revised 12/20/2007 Filename: Rezone Appllcanon 20GB.doc
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AFFIDA VIT
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(I/We) being dul)' sworn, depose and say tnat (I/We) (am/are) the (owner(s)) of Fifty Percent (50%) or more of the
proper)l~ii :Ved in this appilcation;md that the foregoing signatures, slatements',and, answers herein contained and the
infor~ati. h1rewit~ SUbn/ft~rt all respects true and correct to the best of (my or our) knowledge and beiicf'
A -/ '/'.e"" Q!' 7 Mayflower Communitie.s, Inc.
Signature ,. (typed or printed)
222 W. Las Colinas Blvd., #2100
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Address
Irving, TX 75039
City, State, ZIP
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The applicam, correspondent, or agent (if differem from owner or owners)
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Dale
E. Davis Coots
Name
(317) 844-4693
(1" z'reof
Date
Name
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Teleohone
State of Indiana
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County of Hamil ton
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Before me the undersigned. a Notar)' Public for
Hamilton
(officer's county of residence)
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County, State of lndiana, personally appeared
E. Davis Coots
(name ofperson(s))
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acknovvleciQed the execution of the foregoing instrument this
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(primed or typed)
1\1y commission expires ~
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EXHIBIT "A"
LEGAL DESCRIPTION: Parcell
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Situate in the State of Indiana, County of Hamilton and being a part of the Southwest quaner of
Section 36, Township 18 NOlih, Range 3 East of the Second Principal Meridian, more particularly
described to wit:
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Commencing at a 5/8 inch rebaI' marking the Northeast corner of the West half of the Soutnwest
quarter of Section 36, Township 18 NOlih, Range 3 East; thence South 89 degrees 15 minutes 14
seconds West 66,00 feet with the N olih line of said West half quaner; thence South 00 degrees 10
minutes 31 seconds East 771.40 feet TO a mag nail and the true point of beginning of the real estate
herein described; thence North 89 degrees 39 minutes 43 seconds East 727.76 feet to a 5/8 inch
rebar on the East line of the West half of the East half of said Southwest quarter:, thence South 00
degrees 14 minutes 34 seconds East 11 8:2.55 feet with said East line to a 5/8 inch rebar; thence
South 89 degrees 22 minutes 51 seconds West 504.50 feet to a 5/8 inch rebar; thence North 67
de2:rees 02 minutes 29 seconds \-Vest 244.32 feet to a ma~ naiL thence North 00 de2:rees ] 0 minutes
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31 seconds West 1088.40 feet to the point of beginning, containing 19.55 acres, more or less.
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Subject to all rights-of-way and pertinent easements of record,
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Narrative
Mayflower Communities, Inc. has acquired the 19.55 acres on the east side of
Guilford immediately north of the Duke Energy office building.
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Greystone Communities, Inc., a subsidiary of Sumise Senior Living, Inc., is a
development consultant to Mayflower Communities, Inc. and; together, have determined
that the unit mix provided in Ordinance Z-500-06 and the Commitments Concerning the
Use and Development of Real Estate executed by the then developer on or about March
9, 2007, need to be amended as the result of market staples and product demand,
adjusting the number of total units, the ratio of independent residential living units,
assisted living units, nursing care units, and the addition of assisted living memory
support units. A Petition to Amend the original PUD Ordinance (Z-500-06) is being
presented to you to accomplish the modification ofthe unit mix.
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Once the unit mix has been properly allocated, Greystone Communities, Inc. will
then immediately submit its ADLS application and Development Plan application
reflecting the modification. These plans cannot be finalized to submission now since unit
mix affects the building size, layout, site plan, etc. The Department of Community
Services has suggested that we amend the ordinance regarding unit mix prior to filing the
ADLS and Development Plan applications. Plan Commission approval of the
modification must also be approved by the Council. The applicant intends to pursue
ADLS and Development Plan matters while the PUD ordinance amendment is presented
to the Council.
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Also submitted is a Project Overview and Benefit Statement with regard to this
matter.
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Project Overview and Benefit Statement
Mayflower Communities, Inc. (Owner)
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Mayflower COlilll1Unities, Inc. ("Mayflower"), a Delaware non-profit corporation
specializing in the ownership and operation of full service continuing care retirement
communities ("CCRCs"). Mayflower's mission is to create sustainable, preeminent
senior living communities for people who share like interests and share a way of thinking
that enhances the quality and dignity of life. Mayflower is implementing it mission with
its first planned development, The Banington of Carmel ("The Barrington"). Mayflower
has partnered \-vith Greystone, the premier developer and manager of CCRCs in the
country.
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Mayflower Board of Directors
Raymond Goodman, Chairman of Board/Chief Executive Officer
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Raymond Goodman is CEO and Chairman of the Board of Directors for Mayflower
Communities, Inc. Since 1982, Dr. Goodman has also been Professor and Chair of the
Department of Hospitality Management at the Whittemore School of Business at the
University of New Hampshire. Professor Goodman holds the Ph.D. and Master's Degree
in Hotel Administration from Cornell University. His publications of articles and books
include Retirement Facilities Planning, Design, and Marketing (with Douglas Smith)
published by Whitney Museum Library of Design, as well as books on the management
and psychology of service.
Dr. Goodman received the University of New Hampshire's Alunmi Award for 2001-2002
for his work with River'Noods at Exeter - the Seacoast of New Hampshire's Life Care
community wnere he served as chairman of the board for 10 years while on the board for
a total 17 years. For the National Association for Senior Living Industry Executives he
received the Distinguished Service Award in 1988. He served on the Board of Directors
for the National Association for Senior Living Industry Executives for 13 years,
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Dr Goodman has also provided consulting services. to numerous retirement and long tenn
care organizations. He has conducted survey research, developed training programs and
other documentation for: Lancaster Village in Salem, OR; Cooperative Retirement
Services of America, Memphis, TN; Parkside Meadows in Kansas City, MO; Elder Care
Services/Elder Living Concepts, Rowley, MA; Aging in America and Morningside
House, New York, NY; Healthcare Hospitality Designs, New' York, NY; Professional
Community Management, El Taro, CA; Scottsdale Village Square, Scottsdale, AZ; Vari-
Care Corporation, Rochester, NY, and the United Methodist Continuing Care Services,
where he was keynote speaker for its annual board retreat.
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Everett Winters, Vice Chairman
Retired Executive Assistant to the President and Director, Office of Access and Equity,
Southern Methodist University, Dallas, Texas. Mr. Winters has had near1y 35 years of
administrative responsibilities with private and pubJic institutions of higher education in
Texas and California. He presided over several state and national boards and
organizations that worked with administrators, faculty and staff to enhance their
understandings of the social problems and diversity issues which influence employment
student access and retention for women, minorities and the disabled. In addition to his
vocation and professional involvement he served as Planning Commission Chair and
member of the Santa Anna City Planning Commission for eight and one half years. His
involvement as a board member with MayflO\ver extends to resident life and enrichment.
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John Roberts, Secretary Treasurer
Jolm Roberts serves on the Board of Directors for Mayflower Communities, 1ne. In
addition to his board duties for Mayflower, Mr. Roberts is the Principal of Cornerstone
Development Partners, LLC, and Exxcel Project Management, LLC both based in
Columbus, Ohio. Annual revenues for Cornerstone!Exxcel are bet\veen $150-$250
million. Cornerstone! Exxcel provides a variety of services, including corporate
headquarter relocations, bulk distribution, manufacturing, medical office buildings
(MOBs), retail, and assisted living developments. As a real estate developer, Mr. Roberts
is responsible for managing the land acquisition, project vision, financing
implementation, design and construction for each of the Cornerstone Development
Partners' projects. M1'. Roberts has been active in the development industry for 19 years
and has overseen commercial development projects in excess of $500 million throughout
the United States. He has a solid track record of providing successful project management
and development for private, public and institutional developments.
Prior to forming Cornerstone Development Partners, LLC, Mr. Roberts held an executive
position for a prominent national development and construction fim1 with annual
revenues in excess of $300 million. He brings substantial knowledge to the Mayflower
board,
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Mr. Roberts earned a bachelor's degree in Civil Engineering from Purdue University and
pursued a Masters in Business Administration from Butler University. He lives in Camlel
with his wife and their four children.
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Grcystone Communities. Inc. (Development Consultant)
Greystone was founded in 1982 to serve the senior living industry and today is a
recognized leader in the industry. In May 2005, Greystone became a wholly-owned
subsidiary of Sumise Senior Living, Inc. ("Sunrise"). Based in McLean, Virginia, Sunrise
is a NYSE-traded company and is the nation's largest provider of senior living services. It
currently operates over 441 communities in the United States, Canada, Germany, and the
United Kingdom. As a division of Sunrise, Greystone' s focus remai ns in the development
and management of non-profit senior communities.
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Past and current Greystone projects include responsibility for development of more than
100 senior living community start-ups, redevelopments and expansions from New York
to Hawaii, involving more than $5.9 billion in capital for projects and offering
approximately 11,000 housing and supportive care units for seniors. Greystone has
marketed more than 30,000 housing units nationally, including current responsibility for
more than] 6S Resident Marketing Counselors and responsible for the successful opening
of thirty-eight (38) new community developments and expansions in the last ten (l0)
years. Greystone is currently developing new communities with total costs in excess of
$1 billion. Additionally, Greystone management experience encompasses more than
forty-eight (48) communities, including 8,000 housing and supportive care units.
Greystone is a Sponsor of AAHSA Development Corporation's Strategic and Financial
Fellowship Program and a FOl.mding Sponsor of the Johns Hopkins UniversitylNIC
Senior Housing and Care Executive Development Program,
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The BalTin2ton
A signiEcant opportunity has been identified for Mayflovver to develop a CCRe in
Carmel, Indiana, an upscale northern suburb ofIndianapolis. The Barrington will provide
quality senior hying in a residential setting to age- and income-qualified seniors in
Hamilton County. The Barrington is currently planned to consist of 171 independent
living units, 44 assisted living units, 18 memory support assisted living units, and 30
skilled nursing beds. Additionally, The Barrington will have common areas and
amenities to support those units and the programming provided to the residents. The total
building is expected to be approximately 355,000 square feet
Seniors age 62 and above who meet the fmancial requirements of The Barrington are
eligible to become residents. The Barrington is designed to operate in a maImer that
fulfills the three primary needs of seniors - physical security, health security and Enancial
security. In addition, The Barrington will offer its residents a lifestyle and personal
services designed to appeal to seniors seeking an active social environment, quality
maintenance-free housing and supportive services. The Barrington is intended to offer a
variety of living accommodations in a campus-like setting. Housing, community
buildings and health care are intended to blend together to create an attractive, suppo11ive
environment for residents.
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Unit Mix Modification Request
Tvpical CCRC Unit Mix
The BalTington will be an Entrance Fee based community that offers a life care benefit.
The life care benefit guarantees a resident's ability to transition to a higher level of care
which consists of Assisted Living, Assisted Living Memory Support, and Nursing. Based
on Greystone' s historical data, the healthcare component of a typical CeRC accounts for
as much as 50% of the total number of units, As residents age in place. they will begin to
transfer into the healthcare units. Greystone projections and experience suggest that the
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internal transfers from independent living will account for more than half of the fiU up in
the Assisted Living and AL Memory Support components, and the entire fill up of
Nursing. Additionally, a 30 bed Nursing center is the smallest feasible/practical size that
Mayflower can operate due to staffing ratios required by the various licensing agencies.
As noted below, the demographic information indicates that the Cannel Health Care
market is generally underserved and demand for the remaining Assisted Living and AL
Memory Support units is very strong.
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Market Demand Information
The Barrington's "Primary Market Area" (PMA) is a twelve zip code area within the
Northem Indianapolis metropolitan area. Approximately 85% of the community's
resi dents are expected to originate from within this PMA. Based on the PMA' s
demographic and economic characteristics, as well as a comprehensive competitive
assessment, the market penetration analysis indicates that there is a viable opportunity
and a strong demand for the each level care within The BarrIngton based on the unit mix
listed below. The following is a summary of Greystone's findings:
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Assisted Livin2
894 Assisted Ii ving units are located in or near the PMA. The average occupancy of these
facilities is approximately 94-98%. The market analysis revealed that there are an
additional 1,,039 possible future Assisted Living candidates. Greystone is only requesting
44 total AL units.
Assisted Livim: Memorv Supoort
322 Assisted Living Memory Support units are located in or near the PMA. The average
occupancy of these AL Memory Support facilities is approximately 93-95%. We
anticipate that there are approximately 364 more AL Memory Support candidates residing
within the PMA. Greystone is only requesting 18 total AL Memory Support units.
Skilled Nursing
16 nursing homes provide 1)00 Nursing beds within or close to the PMA. On average
these nursing homes have a 91 % occupancy rate. With the exception of Spring Mill
Meadows (opened 2000) all of the other communities that offer nursing care are over 20
years old. Greystone is only requesting 30 total units, all of which, we anticipate will be
filled by internal transfers from independent living.
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Unit Mix Matrix
Area of Modification Proposed Unit Mix Previous Unit Mix Variance
Independent Living 171 191 (20)
Assisted Living 44 20 24
AL - Memory Support 18 0 ] 8
Nmsing 30 28 2
Total 263 239 24
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The New Healtb Care "Social Model"
While several levels of healthcare will be provided at The Banington, it is important to
note that The Banington '\\'ill employ a "social model" of resident services delivery
tlrroughout the entire continuum. The key feature of the social model is a hospitality
inspired approach to resident care in an elegant residential setting designed to meet the
specific needs of seniors. Additionally, all new Assisted Living Memory Support Units
and Nursing Units developed by Greystone now use, what is commonly refened to, as
the "Household" design concept. This concept maximizes the home like atmosphere by
placing 8 to 12 resident rooms adjacent to a more comfortable, small scale commons area
which features a living/family room and dining room with a country kitchen. The staffing
in a household unit is also typically hjgher than the conventional medical model thereby
providing a better quality of resident care.
By using this new social mode] Mayflower will ensure that the residents of the
Barrington's Health Care Center will enjoy amenities and programming at a level on par
with those enjoyed by the Independent Living residents. For example, Assisted Living
residents will have access to a fully dedicated common area with dining room, salon and
spa, audiwrium, creative arts studio, library and a number of scheduled programs and
activities. Additionally, the Assisted Living resident units will have high quality finishes
such as granite countertops and crovm molding and tile floors.
With regard to the Memory Support and Skilled Nursing Units, they are each designed
with a pair of sma]] scale residential household style commons areas. By using this
configuration along with high end residential finishes and detailing the units take on the
look and feel of a typical home while minimizing the visual impact of code required
features such as the nurses or attendants stations, charting rooms and medicine carts. The
commons areas will include bathing spas, activities rooms, family rooms with home
entertainment centers, dining rooms and country kitchens, while the resident units will all
have private bathrooms with showers that feahlre barrier fee entries and grab bars,
special lighting, and an Emergency Response System. By combining state of the art
design with homelike finishes and increased staffing, the household model provides
outstanding service in a friendly, familiar, comfortable residential environment.
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Benefits to the Citv of Carmel
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Mayflower is creating a significant community asset for the City of Carmel. The
Barrington will not only provide for the physical security, health security and financial
security of seniors, but the senior living community will also create substantial economic
and social benefits for the local community and its seniors by providing:
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Quality housing, healthcare and financial security designed specifically for the
needs of seniors, which enables seniors to maintain their independence longer
through providing a full continuum of care;
Opportunity for seniors to remain in Carmel, a community they have lived in,
built and supported and ensuring these seniors continue to contribute to
support the local economy by dining and shopping in Carmel;
Local job opportunities for contractors and subcontractors during the design
and construction phase - during the construction phase as many as 200
craftsmen and tradespeople will be employed for the project;
Local job opportunities for industry-related professionals i 11 areas of
hospitality, healthcare, administration, food service, and maintenance when
the community opens; approximately 126 full-time equivalent employees with
annual payroll and benefits exceeding $5 million. These individuals will
spend a portion of their salary in Carmel and the sUlTounding communities to
purchase food, housing, transportation, entertairunent and other consumer
goods, further contributing to the local economy;
A business that, when in operation, will purchase approximately $2 million of
goods and services annually from local businesses;
New construction that will complement the architecture of the sUlTounding
residential neighborhood in both scale and design;
Extensive exterior landscaping and greenspace that is aesthetically pleasing
and emphasizes an active community; and
A use for the site that has minimal impact on community infrastructure,
produces limited traffic, does not contribute to the load on schools and creates
an attractive architectural feature on a very visible site.
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