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CASENO. PC 2015-51
\X1ESTERVILLE
l'VINN:NG & OEVEloPMENT
CITY OF WESTERVILLE
PLANNING COMMISSION
CONCEFTUAL PLAN REVIEW APPLICATION
I.
ADDRESS(ES) OF PROPERTY FOR REVIEW
2
COUNTY AUDITORS PARCEL NUMBER
3.
PROPERTY OWNER:
433 State Street. 455 State Street
317·334-01-031-000, 317-334-01-030-000, 317-335-01-032-000
NAME
Shumate Properties, Inc.
Charlotte and Robert Emrick, Trustees
ADDRESS
PO Box 2777, Westerville.OH 43081
4308 Patrick Rd, Sunbury, OH 43082
STATE
CITY
ZIP ____
TELEPI-IONE NO .______ E-MAIL ADDRESS
4.
APPLICANT:
NAME
ADDRESS
ManorCare Health Services ATIN Bryan Palmer
7361 Calhoun Place
Rockville
"------------
Cl�
STATE
MD
ZIP
20855
bpalmer@hcr-manorcare,com
TELEPHONE NO. 240-453-8537
E-MAIL ADDRESS
INTEREST IN PROPERTY
In Contract to Purchase
5.
CURRENT ZONING DISTRICT OF PROPERTY
RR-Rural Residential
6
CURRENT USE OF PROPERTI
Vacant
7.
PROPOSED USE OF PROPERTY
64-bed Residential Memory Care Faciltty (Elderly Housing Disabled)
PLEASE READ INSTRUCTIONS AND ADDmONAL SUBMISSION REQUIREMENTS
ON REVERSE SIDE BEFORE SIGNING.
MEastWa'nvtStreet • WesteMe,OH 4308 ·2119 • 61490, 6650 • Fax 614-901-6666
ManorCare Health Services
Arden Courts Facility at County Line Road and North State Street
October 26, 2015
Summary of Proposal for Conceptual Plan Review
ManorCare Health Services operates nursing care facilities of multiple types throughout
the nation. The Arden Courts Residential Memory Care facility proposed for the NW corner of
County Line Road and North State Street in Westerville is a 64 bed facility which serves early
stage Alzheimer’s residents expected to have lived within a five mile geographic radius of the
site. Demographic studies indicate that rising population ages within this radius will create a
community need for this facility. Predictable percentages of persons within the older age
demographic will require care such as this facility provides.
The Arden Courts product is intended to serve residents who are no longer able to live at
home, and these facilities are usually the first place outside a family home that residents have
lived. The facility is divided into four 16 person “houses” that are intended to replicate as
closely as possible the residents’ former home environment. Each house has its own dining
facility and each resident has his or her own living suite with bathroom.
Arden Courts residents are persons with early stage Alzheimers and also others with
dementia and other memory impairments. The resident population is quiet and low key and it
might be possible to carry on a conversation with a resident without realizing that there is a
memory deficit that precludes independent living. However, Arden Courts’ Residents are in
need of daily supervised care to assist them through a safe and supervised environment.
Residents are not confined within the facility, and are free to roam throughout both the indoor
and outdoor areas. Activities serve to keep the residents engaged and stimulated.
Arden Courts are not medical facilities and do not have medical personnel on staff except
for a single Licensed Practical Nurse on the day shift. Arden Courts facilities are Residential
Care Facilities licensed by the Ohio Department of Health to serve residents who require
assistance during their daily lives. If medical care is necessary, such as routine medical
appointments, family members will take the resident to the appointment. Family members will
also take residents to other activities outside the facility, such as dinner at a restaurant or family
events. We anticipate that these family members will largely be nearby residents of the City of
Westerville. Emergency medical care is not a normal occurrence.
The proposed facility, shown on the attached Preliminary Site Plan, is necessarily, for
programmatic concerns, a single floor building of 29,500 square feet. Outdoor areas are
landscaped in a pleasing fashion and are fenced for the residents’ security. There is a single
entry point at the front of the building that serves as an ingress and egress control. Exterior
façade materials will be masonry of brick and stone along with cementitious lap sideing such as
HardiPlank. Trim will be wood or synthetic high quality low maintenance materials. The front
entrance will have a striking porte cochere—a covered entrance where arriving and departing
visitors can embark in vehicles out of the weather. Architectural renderings, including “Birds
Eye” views are attached to demonstrate the anticipated architecture and layout of the site, which
Arden Courts Summary Page 2
October 26, 2015
has been “pushed up” to County Line Road to provide a strong visual statement. Parking, other
than two required handicap spaces, is not in front of the building but in parking lot at the west
end of the site.
The day shift will have a maximum of 20 employees ten of which arrive by 7 AM and
leave by 3 PM. The balance are administrative personnel who arrive by 9AM and leave by 5 PM
The second, evening shift will have eight employees and the night shift five. 46 parking spaces
are provided along with two handicap spaces. Arden Courts is comfortable that this number is
adequate based on its experience with similar facilities in multiple locations. Note that no
residents will have vehicles. Overall, the facility will produce a very low traffic load compared
to other possible uses for the site.
The site itself is 3.81 acres, including a .88 parcel to the north fronting on North State
Street. Plans for this portion of the site are not certain at this point but a general concept for a
small office building is shown on the plans to demonstrate feasibility. Other possible uses for
the smaller site might include residential uses geared to the older population demographic. The
possible uses for this portion of the site are secondary considerations to the primary use, the
Arden Courts facility and the applicant is interested in having discussions as to the appropriate
uses for this site.
A Planned Office District application is contemplated in order to provide detailed
discussion and determination of uses and specific plans for the site. The uses contemplated at
the outset are those allowed by the Office and Institutional District, Chapter 1155 of the
Westerville Zoning Code, including Conditional Uses included in the category. It is anticipated
that Conditional Uses will be reviewed as part of the planned district process.
Access is provided by two curb cuts, a right in-out on County Line Road and a second
curb cut on North State Street, internally connected by a drive at the rear of the facility, is
proposed to be full service.
Landscaping is shown on the attached Preliminary Landscaping Plan. A tree survey has
been completed and tree preservation requirements and replacements will be worked through as
the application moves forward.
Storm water storage required to be kept on the site is planned in an underground facility
beneath the parking area at the western part of the site.
Arden Court
Westerville, OH
2015_10_26
LK Architecture
Arden Court
Westerville, OH
2015_10_26
LK Architecture
Arden Court
Westerville, OH
2015_10_26
LK Architecture
Arden Court
Westerville, OH
2015_10_26
LK Architecture
T
EE
TR
ES
AT
ST
N.
COU
NTY
REVISIONS
NO.
DESCRIPTION
LINE
ROA
DW
.
PLANS PREPARED BY:
APPROVAL/DATE
PROJECT TITLE:
POGGEMEYER DESIGN GROUP, INC.
935 CLEVELAND AVENUE
DEFIANCE, OHIO 43512
(419) 782-3067
CITY OF WESTERVILLE, OHIO
PLANNING AND DEVELOPMENT DEPARTMENT
ENGINEERING DIVISION
SHEET TITLE:
SCALE:
HCR MANORCARE
ARDEN COURTS OF WESTERVILLE
COUNTY LINE ROAD W AND N. STATE STREET
PRELIMINARY LANDSCAPE PLAN
1" = 40'
ENGINEERING NO.
6147-032
SHEET NO.
3 /3
T
EE
TR
ES
AT
ST
N.
SITE PHASING
THE FACILITY WILL BE CONSTRUCTED AS SOON AS PLANS ARE
COMPLETE,
APPROVALS
OBTAINED
AND WEATHER
PERMITS.
COMPLETION IS EXPECTED BY END OF 2017. THE DRIVE FROM N. STATE
STREET WILL BE COMPLETED AS PART OF THE INITIAL PHASE. THE
FUTURE BUILDING AND ASSOCIATED PARKING, TRASH ENCLOSURE,
LANDSCAPING, ETC. WILL BE DEVELOPED AS NEED ARISES. FINAL
DESIGN ON THIS PHASE WILL BE COMPLETED AT THAT TIME, HOWEVER,
DESIGN FOR THE INITIAL PHASE WILL INCLUDE STORM WATER FOR THIS
PHASE.
COU
NTY
REVISIONS
NO.
DESCRIPTION
LINE
ROA
DW
.
PLANS PREPARED BY:
APPROVAL/DATE
PROJECT TITLE:
POGGEMEYER DESIGN GROUP, INC.
935 CLEVELAND AVENUE
DEFIANCE, OHIO 43512
(419) 782-3067
CITY OF WESTERVILLE, OHIO
PLANNING AND DEVELOPMENT DEPARTMENT
ENGINEERING DIVISION
SHEET TITLE:
SCALE:
HCR MANORCARE
ARDEN COURTS OF WESTERVILLE
COUNTY LINE ROAD W AND N. STATE STREET
PRELIMINARY SITE PLAN
1" = 40'
ENGINEERING NO.
6147-032
SHEET NO.
1/3