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Sponsor: Councilor
Ordinance No. Z-409-03
AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF
CARMEL, INDIANA ESTABLISHING THE
CLARIAN NORTH HOSPITAL CAMPUS
PLANNED UNIT DEVELOPMENT DISTRICT
Rezoning of95.594 acres located on the northwest corner of the intersection of 116,h Street and
u.s. 31 (also known as Meridian Street)
ji'om the B-3 and B-6/Business District Classification and the S-2/Residence District
Classification
to the
PUD/Planned Unit Development District Classification
WHEREAS, Section 31.6.4 of the Carmel I Clay Zoning Ordinance Z-289 (the
"Carmel/ Clay Zoning Ordinance") provides for the establishment of a PUD/Planned Unit
Development District in accordance with the requirements ofI.C. 936-7-4-1500 et seq.;
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana, pursuant to I.C. 9 36-7-4-1500 et seq., as an amendment to the Carmel/ Clay
Zoning Ordinance, as follows:
Section 1.
Applicabilitv of Ordinance:
I. The Official Zoning Map of the City of Carmel and Clay Township, as part of the Carmel
/ Clay Zoning Ordinance, is hereby changed to designate the land described in Exhibit
"B" (the "Real Estate") as a PUD/Planncd Unit Development District.
II. Development in the PUD/Planned Unit Development District shall be governed by the
provisions of this Ordinance, with the exception that provisions of the Carmel/ Clay
Zoning Ordinance specifically referenced within this Ordinance and in effect on June 17,
2003, shall also apply.
Ill. Any term not defined herein shall have the meaning as set forth in the Carmel/ Clay
Zoning Ordinance in effect on June 17,2003.
Section 2.
Clarian North Hospital Campus Planned Unit Development.
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Clarian North Hospital Campus
Planned Unit Development
Preliminary Development Plan
116th Street & US 31
by
Clarian Health Partners, Inc.
I. Introduction / Overview
The Clarian North Hospital Campus Planned Unit Development (the "PUD") represents
an overall development of approximately ninety-four 94 acres of vacant land located at
the northwest quadrant of the intersection of 1161h Street and US 31, in Carmel, Indiana.
The centerpiece of the PUD will be a full-service hospital, with a full wing devoted to
women's and pediatric care. Initial development anticipates a live (5) story hospital
building (approximately 76'-8" to roof and 106'-8" to top of mechanical screening) and
central plant. The initial hospital building has been designed to allow vertical expansion
to a maximum height of nine (9) stories and one-hundred and fifty (150) feet (including
mechanical penthouse and screening). The site has also been designed to allow for the
potential expansion of the initial hospital building or the construction of additional
hospital or medical office buildings, with compatible style, height and massing. Hospital
expansion and the development of other areas within the PUD shall occur as market need
dictates.
This document shall serve as: (i) the body of the PUD District Ordinance for the entire
Clarian North Hospital Campus Planned Unit Development as required by Chapter 31.6.4
of the Carmel/Clay Zoning Ordinance; and, (ii) the Preliminary Development Plan, in
text form, for the entire Clarian North Hospital Campus Planned Unit Development.
II. Interim Land Use
All portions of the PUD which are not developed as part of the initial phase of
development shall either continue to be farmed or will be maintained as a yard area by
regular mowing and trash collection until developed.
III. Phasing of Development
The proposed PUD shall be developed in phases, as generally depicted on the PUD
Concept Plan and described below:
A. Phase I: Area I -A shall be the first phase of development. Included in the first
phase of development will be: the initial hospital building, a central plant, a
helipad and surface parking.
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B. Future Phases: At the time of filing this PUD, it is not possible to accurately
predict the order in which the remaining phases of the PUD will be developed.
However, it is recognized that: (i) each subsequent phase of development in
Area I-A and Area l-B shall be required to file for and obtain Final Development
Plan and ADLS approval; (ii) all development within Area 2 (other than the
development of single family and two family uses in Area 2-A) shall be required
to file for and obtain Final Development Plan and ADLS approval; and, (iii) all
development within the PUD shall be in compliance with the development
requirements of this PUD.
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PUD CONCEPT PLAN
Clarian North Hospital Campus Planned Unit Development
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IV. Permitted Uses and Development Standards
The Clarian North Hospital Campus Planned Unit Development will be divided by the
proposed north-south extension ofIlIinois Street through the site. The real estate located
east of Illinois Street will make up Area I, while the real estate located west of Illinois
Street will make up Area 2.
Area I consists of approximately sixty-five (65) to seventy (70) acres and is located
between the future extension of Illinois Street and US 31. Area I contains two (2)
sub-areas as described below.
Area 2 consists of approximately twenty-two (22) to twenty-seven (27) acres of real
estate and is located between the future extension of Illinois Street and Spring Mill Road.
Area 2 includes two (2) sub-areas as described below.
The development standards applicable to this PUD shall be those development standards
specified herein. In case of conflict between specific provisions of this PUD and a
referenced primary zoning district, overlay district or Sign Regulations of the Carmel /
Clay Zoning Ordinance, the provisions of this PUD shall control.
A. Area I-A
Area I-A consists of approximately fifty-five (55) to sixty (60) acres prominently
located along the US 31 frontage of the real estate extending north from I 16th
Street, and represents the focal point of the proposed PUD. Area l-A is intended
to provide for the development of a major hospital facility, high intensity hospital
related uses and the physical plant necessary to support a major hospital
development.
1. Area I-A: Permitted Uses:
1. Hospital.
11. Medical Office Building - including but not limited to: all
professional medical offices; medical research laboratories; dental
laboratories; optical laboratories.
III. Parking Structure.
IV. Helipad (for the transportation of patients, medical personnel,
physicians, organs, and medical supplies and equipment in
emergency situations).
v. Central Plant.
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VI. Retail (which shall be located within and may comprise the lesser
oftifteen (15) percent of the gross floor area of each primary
building, or thirty thousand (30,000) square feet, but exclusive of
any cafeteria).
VII. Restaurant (sit down).
Vlll. Hotel.
IX. Conference Center.
x. Trail. A trail system that will serve the PUD and will connect to a
future trail or sidewalk system along Spring Mill Road, including
the installation of fitness stations, benches and similar trail
appurtenances. The trail system and any trail appurtenances shall
be developed in compliance with City of Carmel standards for
multi-use trails.
Xl. Accessory Uses and Structures. Accessory uses and structures
which are subordinate, appropriate and incidental to the above-
permitted uses shall be permitted, including but not limited to:
Located in a primary building: cafeteria/deli/coffee shop;
photocopying and duplicating services; fitness center;
child care center; day nursery; short term child care; and,
automated teller machines (A TM's).
Freestanding: trash enclosures; surface parking and
loading areas; and, utilities.
2. Area I -A: Development Standards
1. Maximum Building Height: One-hundred and fifty (150) feet,
with a maximum of nine (9) stories.
ll. Minimum Building Height (for all buildings other than the Central
Plant): thirty-eight (38) feet with a minimum of three (3) stories
capable of being occupied.
Ill. Minimum Front Yard Along US 31:
Hospital Building: Two-hundred (200) feet from the
existing right-of-way of US 31 (as of January 2003). *
Central Plant: Ninety (90) feet from the existing right-of-
way of US 31 (as ofJanuary 2003). *
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*
Refer to the Final Development Plan for Area I for the
precise placement of the initial hospital building. The
major structural elements (i.e., excluding entrance canopies
or other minor fa,ade articulations) of any hospital
expansion shall maintain the same relative position from
the existing center line of US 31 (as of January 2003) as the
initial construction. Future right-of-way expansions may
impact actual building setback lines (as defined by the
Carmel/Clay Zoning Ordinance), but not the relative
building placement from the centerline of US 31.
Use of Minimum Front Yard: Said minimum front yards
shall be landscaped in compliance with Section Y., below,
provided, however, such minimum front yards may include:
interior access drives; screened loading / delivery area;
helipad; ambulance drop-off; and, surface parking, as
generally depicted on the Preliminary Development Plan.
IV. Minimum Front Yard A long 1161" Street: Two-hundred (200) feet.
v. Minimum Front Yard Along l1linois Street: Twenty (20) feet.
VI. Minimum Side Yard: Fifteen (IS) feet.
VII. Minimum Rear Yard: Fifteen (IS) feet.
VIII. Minimum Lot Size: Five (5) acres.
IX. Minimum Ground Floor Area: Thirty thousand (30,000) square
feet (not applicable to the Central Plant).
x. Maximum Lot Coverage: Sixty-five (65) percent of the lot.
XI. Parking: See Chapter 27 of the Carmel/Clay Zoning Ordinance.
XII. Loading:
Hospital Use:
Loading berths may be located on the US 31 side of
the hospital building provided all loading berths are
completely screened in the elevation view from
US 31 by a combination of masonry walles) and
plant materials.
Minimum of three (3) berths per hospital complex
(i.e., initial hospital building plus potential
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expansions connected to the initial hospital
building).
Other Business Uses:
Loading berths shall not be oriented to US 31.
Loading berths oriented toward Illinois Street shall
be landscaped/screened using masonry wall(s),
plant material or a combination thereof, subject to
the approval of the Carmel/Clay Plan Commission.
0- 40,000 square feet of gross floor area: Zero (0)
berths.
40,00 I - 100,000 square feet of gross floor area:
One (I) berth.
Each additional 200,000 square feet of gross floor
area: One (1) additional berth.
Xlll. Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building.
XIV. LandscaRing: See Section V., below.
XV. Lighting: See Section VI., below.
XVI. Signs: Signs for Area I -A shall be in compliance with the Clarian
Health North Campus Sign Program filed with this PUD. Future
amendments to the Clarian North Campus Sign Program or
modifications to signs erected pursuant to the Clarian North
Campus Sign Program shall be subject only to ADLS Approval by
the Carmel/Clay Township Plan Commission.
Ordinance No. Z-409-03
Exhibit A
LEGAL DESCRIPTION
Clarian PUD
A part of the Southwest Quarter of Section 35, Township 18 North, Range 3 East in Hamilton
County, Indiana, more particularly described as follows:
Beginning at the Southwest comer of said Southwest Quarter said point being the POINT OF
BEGINNING; thence North 00 degrees 00 minutes 00 seconds (assumed bearing) 2,631.55 feet
along the West line of said Southwest Quarter to the Northwest comer of said Southwest Quarter;
thence North 88 degrees 45 minutes 11 seconds East 1,328.45 feet along the North line of the
West Half of said Southwest Quarter to the Northeast comer ofthe West Half of said Southwest
Quarter; thence North 88 degrees 46 minutes 25 seconds East 451.57 feet along the North line of
the East Halfofsaid Southwest Quarterto the Western right of way of U.S. 31 as located by
Indiana State Highway Commission plans for Project F-229(9), dated 1968; The following Two
(2) courses are along said Western right of way: (1) thence South 00 degrees 04 minutes 37
seconds East 2,549.36 feet; (2) thence South 59 degrees 18 minutes 54 seconds West 122.00 feet;
thence South 01 degrees 26 minutes 16 seconds East 15.74 feet to the South line of the East Half
of said Southwest Quarter; thence South 88 degrees 33 minutes 44 seconds West 349.49 feet
along the South line of the East Half to the Southeast corner of the West Halfofsaid Southwest
Quarter; thence South 88 degrees 32 minutes 03 seconds West 1,329.55 feet along the South line
of the West Half of said Southwest Quarter to the Southwest comer of said Southwest Quarter
said point being the POINT OF BEGINNING containing 107.367 acres, more or less.
Except:
A part of the West Half of the Southeast Quarter of Section 35, Township 18 North, Range 3
East in Hamilton County, Indiana, more particularly described as follows:
Commencing at the Northwest corner of the West Halfofthe Southwest Quarter of Section 35,
Township 18 North, Range 3 East, said point being the POINT OF BEGINNING; thence North
88 degrees 45 minutes II seconds East (assumed bearing) 987.00 feet along the North line of
said West Half; thence South 00 degrees 08 minutes 03 seconds East 32.65 feet to a curve to the
right having a radius of 685.00 feet; the radius point of said curve bears South 89 degrees 51
minutes 57 seconds West; thence southerly 525.34 feet to a point which bears South 46 degrees
I I minutes 34 seconds East from said radius point to a point of reverse curve to the left having a
radius of 835.00 feet; the radius point of said curve bears South 46 degrees II minutes 34
seconds East; thence southwesterly 75.71 feet to a point which bears North 51 degrees 23
minutes 15 seconds West from said radius point; thence South 88 degrees 45 minutes I I seconds
West 746.51 feet along a line which is parallel to the North line of said West Halfto the West
line of said West Half; thence North 00 degrees 00 minutes 00 seconds 560.13 feet along said
West line to the POINT OF BEGINNING containing 11.773 acres, more or less.
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Ordinance No. Z-409-03
Exhibit B
Clarian PUD
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Excepted
Area
Subject Property of Z-409-03
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