HomeMy WebLinkAboutParking Analysis
Prairie Landing CCRe (Legacy PUD)
Parking Analysis Exhibit
Carmel Plan Commission - Subdivision Committee
December 2, 2008
Use
Number of Units
Independent Living 225 225
Assisted Living 18 0
~-~~-
Memory Support 18 0
,------~
Skilled Nursing 36 0
Sub- Total 297 225
~__~n --
75-80 Employees (largest shift) 80 0
Z. .
Guest Parking 101-.. ~ ....-
Total (congregate building) 406 ) \ ~~
'-
lsottages
160
I 240 (2 garage + 2 d~ive~a21,_]
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50
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* The congregate building contains 225 interior parking spaces (18\ surface parking spaces adjacent).
Prairie Landing CeRe at Legacy: Parking Standard Comparisons
Prepared by Carmel DOCS on 12/23/2008
Number of parking spaces that would be required for main
Parkina Standards Source Prairie Landing building
Carmel Zoninq Ordinance (nursina, retirement or convalescent facility) 550
Park Place PUD 426
Sunrise at Old Meridian (with aZA variance approval) 234-261
Stratford at WestClav Nillaqe of WestClav PUD) 183.3
Legacy Pl)D Z-501-07 (continued care retirement communitv (CCRC)) no standard listed, and does not refer back to Zonina Ordinance
,:Pi:oposed,parkjfJg::{fji};!a;he.l(andi~g's 'ri{ain:~uil~lng:.with.in ~f1g~cy ~- -.
406
Formulas used to calculate parking spaces required:
Carmel Zoning Ordinance (nursing, retirement or convalescent facility) 1 parking space per bed, plus one per employee.
Park Place PUD, Z-500-06 6.1 (a) Each independent residential living unit shall have one and four-tenths (1.4)
covered garage spaces or on-grade parking stalls on site.
6.1(b) Each assisted living unit shall have one (1) on-site parking space per unit and
every four (4) nursing beds shall have one (1) on-site parking stall.
6.1 (c) In addition to the above parking spaces, there shall also be a minimum of
seventy five (75) additional on site parking spaces for visitors and staff to serve the site.
6.1 (d) There shall be a minimum of eight (8) handicapped parking spaces to serve the
site.
Sunrise at Old Meridian (with BZA variance approval) 1 parking space per bed plus one per employee. Also, BZA variance to allow
parking ratio to be: one space per independent living unit (some are 2 bedroom
units) and 0.5 spaces per assisted living unit.
Stratford at WestClay (Village of WestClay PUD, Z-465-04) Elder Care Center: one space per employee and 1 space per 10 senior citizens. The
aggregate is one space per employee and one space for each 6 senior citizens. Plus,
recent overflow parking of approximately 25 parking spaces was added.
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Examples of CCRC parkinq requirements:
1-- (/ -01
Fishers, IN http://www.fishers.in.us/egovldocs/1065725550 616729.pdf
CCRC: 1 space per employee of the largest shift (for employee/tenant parking). And for visitor/clienVcustomer
parking: 1 space per non-assisted living 11 space per 3 assisted living room and nursing home room / and 1
visitor space per 8 rooms.
Town of West Boylston
127 Hartwell Street, Suite 100, West Boylston, MA 01583
ph: (508) 835-6240, fx: (508) 835-4102 H
http://www.westbovlston.com/PaCles/WBovlstonMA Bvlaws/zoninCl sect 2.9?textPaQe=1
CCRC parking:
a) There shall be provided one parking space for each dwelling except as follows:
i.) Congregate housing and assisted or catered living facilities:
One (1) parking space for every five (5) beds and one (1) parking space for each employee
on the largest shift.
ii.) Nursing Care facility:
One (1) parking space for every twenty (20) beds and one (1) parking space for every
employee on the largest shift.
iii.) Congregate housing and assisted or catered living facilities:
One (1) parking space for every five (5) beds and one (1) parking space for each employee on
the largest shift.
Cobb County Community Development. 191 Lawrence Street, Marietta, GA 30060
www.cobbcounty.ora. http://comdev.cobbcountvaa. aov/down loads/draft%20amendment%20packaqe-1 -
CeRC.pdf
(9). Parking requirements:
a. Parking areas will be sized for use of the residents, employees, and reasonable visitors. Parking will not be
sized to accommodate general public commercial or retail use.
b. Each Independent living unit must have at least one attached garage parking space, or a 20 foot off
street space.
c. Each assisted living and each nursing care unit must have at least five tenths (0.5) of a parking space.
Concord Code: www_elibrarV.state.oa.us/dldoc.asp?fn=4204515488mzo0175.pdf
The total required minimum number of parking spaces shall be 1.1 parking spaces per CCRC independent living
unit, which requirement shall be inclusive of all'staff, resident and visitor parking and inclusive of CCRC assisted'
living facilities and CCRC skilled care nursing facilities within the CCRC.
City of Snellville, GA.
http://www.snellville. 0 ra/documents/plandev/zoni nq%200rdi nance/zon%20ard%20article%2011 %2001222007. p
df http://www.snellville.orq/plandev/zoninqordinanee.aspx
One-paint-one (1.1) space per CCRC Independent Living Unit minimum.
Township of Hereford, Berks County, Pennsylvania:
http://www.co.berks.pa.us/hereford/lib/hereford/ord inance no 2008-03. pdf
CCRe: 1.5 spaces per independent living residence plus 0.75 spaces per bedroom in assisted living residences,
plus 0.2 spaces per bedroom in a nursing facility, plus 1 space fore each employee on the largest shift.
Town of Matthews, 232 Matthews Station Street, Matthews, NC 28105. http://www.matthewsnC.com/:
http://www.matthewsnc.com/153115offstpark.pdf
CCRC - 1.1 parking spaces per each independent living unit plus one space for each 2,employees on shift of
greatest employment.
Prairie Landing CCRC (Legacy PUD)
Parking Analysis Exhibit
Carmel Plan Commission - Subdivision Committee
December 2, 2008
Use
Number of Units
I Number of Parking Spaces~
Independent Living 225 225 ~~1
Assisted Living 18 0
-- _._-~-
Memory Support 18 0
-------~-
Skilled Nursing 36 0
Sub~ Total 297 225
~~
75-80 Employees (largest shift) 80 __ 2.0.-
Guest Parking ]01- - ---
Total (congregate buildi ng) v406 J ' -\' .-4~
--=- '- -
[1:ottages
IhO
I 240 (2 garage + 2 driveway)-_=-I
Total (comprehensive)
1357
1646
(le'tJ-! tV'/' ~ \ q 4101 p\"'iJ s p<Lvo /
2-bdrw, r.L. uyu1S)
C.Lt~vvuJ zo
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* The congregate building contains 225 interior parking spaces (181 surface parking spaces adjacent).
1/2230598.1
Page 1 of 3
Conn, Angelina V
From: Ewing, Gregory [Gregory.Ewing@icemiller.com]
Sent: Thursday, October 02, 2008 11 :24 AM
To: Conn, Angelina V
Cc: Ochs, Timothy
SUbject: RE: Prairie Landing CCRC Parking
L I~_._:_-",-___.-,,- ___.........-....__.......I.___TJ........._...._L-.ro._~
Page 1 of2
Ewing, Gregory
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From: Scott Hall [SHall@eganet)
Sent: Wednesday, December 17, 20082:56 PM
To: Ewing, Gregory
Cc: Greg Acqua
Subject: RE: Prairie Landing Parking
Greg,
This is based solely upon EGA's 40+ years of experience with CCRe's.
ceRe Parking Ratios
1.2 to 1 5: 1 for IL 225 "1.50 =
being suburban and relatively affluent.
,75:1forAL 18*0.75=
.l:lforHC 36 *1.00::::
1:.1 for MS 18 * 1.00 =
Required Parking
Totals
337.? i have used the high end of the range (1.5:1) due to Carmel
14
36
18
405 We have provided 406 spaces for congregate building.
kThcse parking ratl05 take into account the needs of both staff and residents.
i will be forwarding a revised elevation sketch later today or eariy tomorrow morning.
Sincerely,
Scott Hall AlA, P.E.
Chief Financial Officer
shall@ega.net
EGA, P.c.
12 Auburn Street
Newburyport, MA 01950
P 978-462 -5515
F 978..462.5525
www.r:;ga.net
Page 1 of 3
Conn, Angelina V
From: Ewing, Gregory [Gregory.Ewing@icemiller.com]
Sent: Thursday, October 02, 2008 11 :24 AM
To: Conn, Angelina V
Cc: Ochs, Timothy
SUbject: RE: Prairie Landing CCRC Parking
Angie, There are 173 two-bedroom independent living apartments. Thanks. Greg I
'~4le p\L:J J~ 5 ~
From: Conn, Angelina V [mailto:Aconn@carmel.in.gov]
Sent: Thursday, October 02, 2008 10: 15 AM
To: Ewing, Gregory
Cc: Ochs, Timothy
Subject: RE: Prairie Landing CCRC Parking
Hi, Greg: how many of the independent living units will have 2 bedrooms or 2 beds per unit?
Also, here are my research results:
Carmel zoning ordinance parkingLegulations require the following for a nursing, retirement, or convalescent facility: 1 space
per bed, plus one space per employee.
Park Place PUD (Z-SOO-06) parking~uirements:
6.1 Parking Requirements.
6.1 (a) Each independent residential living unit shall have one and four-tenths (1.4) covered garage spaces or on-grade
parking stalls on site.
6.1 (b) Each assisted living unit shall have one (1) on-site parking space per unit and every four (4) nursing beds shall have
one (1) on-site parking stall.
6.1 (c) In addition to the above parking spaces, there shall also be a minimum of seventy five (75) additional on site parking
spaces for visitors and staff to serve the site.
6.1 (d) There shall be a minimum of eight (8) handicapped parking spaces to serve the site.
(As of today, there are commitments to city council that the real estate shall not exceed 191 independent living units, 20
assisted living units, and 28 nursing care units. But a PUD amendment will soon be heard by the Plan commission, and a
commitment amendment will soon be heard by the council.)
~ark Place PUD
(unit type,
breakdown of)
independent assisted nursing care memory support
current PUD 195 20 28 nla
City Council PUD commitments 191 20 28 nla
proposed PUD amend 171 44 30 18
S_unl"i$e_at Old Meridian & US 31 (docket no 07010009 DP/ADLS).;
78 units of assisted living and 62 units of independent living.
The petitioner received a variance from the parking ordinance to reduce the parking ratio 10 one space per independent living
unit (some are 2 bedroom units) and 0.5 spaces per assisted liVing unit. Required parking = 208; provided parking =109.
Stralfordat WestClay, Village of WestClay PUD Z-46S-04:
Elder Care Center: one space per employee and 1 space per 10 senior citizens. The aggregate is one space per employee and
one space for each 6 senior citizens.
Detached single lamily: 2 spaces per dwelling.
Attached dwellings: 1 space per lirst bedroom, plus 0.5 spaces for each additional bedroom.
Stratford Overflow parking (docket no 08080024 TAG): 26 spaces.
Stratford total parking numbers: (05110019TAG)....?
1 012/2008
Page 1 of 3
Conn, Angelina V
From: Conn, Angelina V
Sent: Thursday, October 02, 200810:15 AM
To: 'Ewing, Gregory'
Cc: Ochs, Timothy
SUbject: RE: Prairie Landing CCRC Parking
Hi, Greg: how many of the independenlliving units will have 2 bedrooms or 2 beds per unit?
Also, here are my research results:
Carmel zoning ordinance parking regulations require the following for a nursing, retirement, or convalescent facility: 1 space per
bed, plus one space per employee.
Park Place PUD (Z-S,O_O~m).tparking_(equir_em~ntl;,-;
6.1 Parking Requirements.
6.1 (oi) Each independent residential living unit shall have one and four-tenths (1.4) covered garage spaces or on-grade parking stalls
on site.
6.1 (b) Each assisted living unit shall have one (1) on-site parking space per unit and every four (4) nursing beds shall have one (1)
on-site parking stall.
6.1 (c) In addition to the above parking spaces, there shall also be a minimum of seventy five (75) additional on site parking spaces for
visitors and staff to seNe the site.
6.1 (d) There shall be a minimum of eight (8) handicapped parking spaces to seNe the site.
(As of today, there are commitments to city council that the real estate shall not exceed 191 independent living units, 20 assisted living
units, and 28 nursing care units. But a PUD amendment will soon be heard by the Plan commission, and a commitment amendment will
soon be heard by the council.)
e.a..k-'~.la~_eJ~_UO
(unit type,
breakdown of)
independent assisted nursing care memory support
current PUD 195 20 28 n/a
City Council PUD commitments 191 20 28 n/a
proposed PUD amend 171 44 30 18
SunriseaCQldJ\lleLLdla.lL&_lL5-3-.L(p_oc~gL!IQ~OIOJ@09_QEYAOLS):
78 units of assisted living and 62 units of independent living.
The petitioner received' a variance from the parking ordinance to reduce the parking ratio to one space per independent living unit
(some are 2 bedroom units) and 0.5 spaces per assisted living unit. Required parking = 208; provided parking =109.
Stratford...at.westClay, Villag!LQLWes:tClay_PU.D_Z=-4(i5~M:
Elder Care Center: one space per employee and 1 space per 10 senior citizens. The aggregate is one space per employee and one
space for each 6 senior citizens.
Detached single family: 2 spaces per dwelling.
Attached dwellings: 1 space per first bedroom, plus 0.5 spaces for each additional bedroom.
Stratford Overflow parking (docket no 08080024 TAG): 26 spaces.
Stratford total parking numbers: (0511 0019T AG). ...?
Angie Conn, Planning Administrator
Dept. of Community SeNlces - Planning & Zoning
1 Civic Square, 3rd Floor
City of Carmel, IN 46032
p. 317-571-2417 f. 317 -571 "2426
aconn@carmel.in.gov
P Please consider the environment before printing this e-mail
-----Original Message-----
101212008
Page 2 of 3
From: Ewing, Gregory [mailto:Gregory.Ewing@icemiller.com]
Sent: Wednesday, October 01, 2008 5:49 PM
To: Conn, Angelina V
Cc: Ochs, Timothy
Subject: Prairie Landing CCRC Parking
Angie,
Thanks for meeting with Tim and me earlier today, with Mike.
To recap, I understand you (with Mike's direction) will evaluate recent CCRC developments
with regard to parking, particularly as the Legacy PUD and the zoning ordinance are
generally silent regarding parking for the myriad of use elements within our CeRC
proposal.
We understand that you and Mike will likely determine the following breakdown of uses and
parking needs accordingly for each to be sufficient:
A. Large Central Congregate Building:
Independent Living: 225 units at 1.5 spaces per
will actually have zero or one vehicle)
338 (although many of these households
Assisted Living: 18 units (zero motorists)
Memory Support: 18 units (zero motorists)
Skilled Nursing: 36 units (zero motorists)
Total (Assisted Living, Memory Support and Skilled Nursing) = 72 units (zero motorists)
Therefore, the additional 68 spaces provided, in addition to the 338 spaces (above),
equals the 406 provided. This 406 is more than adequate to accommodate those occupants
with vehicles and also employees and guests.
B.
The Cottages:
~o e,~tTj/
~~'
Cottages:
60 units at 1.5 spaces per = 90
Therefore, the 2 spaces in each garage and the two spaces in each driveway (2.40 spaces)
far exceeds the minimum requirement.
Parking Grand Total: 406 spaces associated with the Large Central Congregate Building
and 240 spaces associated with the Cottages 646 total spaces on-site.
Thanks again to you and Mike for your time in evaluating the parking issues for this
unique facility.
Greg
Gregory J. Ewing
Practice Group Specialist - Real Estate
Ice Miller LLP
Once American Square, Suite 2900
Indianapolis, IN 46282
317-236-2124
*************************************************************************.*********~*******
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qualification of any qualified plan, to ensure compliance with U.S. Treasury Department
Regulations, we are now required to advise you that, unless otherwise expressly
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matters addressed herein.
101212008
Conn. Angelina V
Page 1 of 1
From: Fox, Jason [JFox@StratfordCompanies.com]
Sent: Thursday, October 02, 2008 11 :47 AM
To: Conn, Angelina V; gsnelling@snellingeng.com
Subject: Re: Stratford at Westclay Parking numbers
132 garage parking. 27 private street surface parking. Each cottage has a 1 car garage. We don't allow driveway parking
or street parking for the cottages. Jason
'2 \ LP
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12
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10/212008