HomeMy WebLinkAboutPacket 05-20-03
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RlVERVIEW MEDICAL PARK
11 Acres - SE Corner
Hazel Dell & 146th Street
Change in Zoning Classification
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Carmel Plan Commission
May 20, 2003
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Applicant: Plum Creek Partners, LLC
Bryan Chandler
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Attorney: Charles D. Frankenberger
NELSON & FRANKENBERGER
3021 East 98th Street, Suite 220
Carmel, IN 46032
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TABLE OF CONTENTS
1.
Explanation
2.
Aerial
(a) Oriented South
(b) Oriented North to correspond to orientation of Landscape Plan - #6 below
3.
Rendering
(a) Medical Office Building
(b) hnmediate Care Building
4.
Elevations
(a) Medical Office Building
(b) Immediate Care Building
5.
Site plan
6.
Landscape Plan
7.
Lighting Plan - photometric chart and cut sheets
8.
PUD Ordinance
9.
Noble West site plan, medical complex rendering, and zoning summary - north
side of the intersection of Hazel Dell Parkway and 146th Street
H:Vanet\Plum Creek\TOC-PC 052003.doc
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EXPLANATION
Plum Creek Partners, the principals of which are Corby Thompson and Bryan Chandler,
have requested a change in zoning classification for approximately 11 acres, located on the
southeast comer of 146th Street and Hazel Dell Parkway. It is outlined on the aerial photograph
enclosed. The purpose of the request is to permit the development of the real estate for a low
intensity medical health center, general offices, and financial institutions.
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By way of general background, this request was originally presented to the Plan
Commission in January, 2003, at which. time we were referred to the Subdivision Committee.
The Subdivision Committee had many helpful suggestions pertaining to the softening of lighting,
the revision of landscaping, and modifications to the PUD Ordinance. These suggestions were
incorporated and are reflected in. the enclosures. On May 13, 2003, after reviewing the following
enclosures, the Subdivision Committee rendered its unanimous favorable recommendation:
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Exhibit 2. Aerial. Two aerial photographs are included, one oriented to the south and the
other oriented to the north.
Exhibit 3. Building Renderings. These are renderings of the buildings to be constructed
on what is identified on the site plan as Parcel 1.
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Exhibit 4. Elevations. These are the building elevations which correspond to the
renderings included as Exhibit 3.
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Exhibit 5. Site Plan.
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Exhibit 6. Landscape Plan.
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Exhibit 7. Lighting Plan. This is the lighting plan which demonstrates softening of
lighting, the reduction in the height of pole-mounted luminaires, and the inclusion of 4'
bollards, where appropriate.
Exhibit 8. PUD Ordinance. This is the revised PUD Ordinance reflecting comments
received from the Subdivision Committee.
Exhibit 9. Noble West. During the public hearing on December 17, 2002, there was
inquiry about the status of the zoning request, pending in Noblesville, for the real estate
inunediately north of the 11 acres, on the northwest and northeast comer of Hazel Dell
Parkway and 146th Street. In an effort to respond to this inquiry, it was determined that,
on January 24, 2003, the Noblesville City Council approved the rezoning of the
northwest and norteast comers of Hazel Dell Parkway and 146th Street, permitting a 40
acre medical complex on the northwest corner, 40 acres of retail on the northeast comer,
and approximately 600 acres of attached and detached single family residential north of
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the medical complex and the retail. Copies of the approved site plan, along with certain
renderings and a summary ofthe approved zoning are included as Exhibit 9. r
As indicated on the site plan, as we move from east to west, the site is divided into a
Parcell, a Parcel 2, and a Parcel 3. Riverview Hospital is intending to occupy at least Parcel 1.
Consequently, plans for Parcel 1 are more specific than plans for Parcels 2 and 3. For this
reason, the enclosed PUD Ordinance, which has been reviewed and approved by the Subdivision
Committee, provides for ADLS/DP' approval for everything on Parcel 1, with the exception of
signage. We must later return, however, for ADLS/DP approval (i) of the signage on Parcel 1
and (ii) everything to be constructed on Parcels 2 and 3. In this regard, it is noteworthy that, per
the terms of the PUD Ordinance, all buildings must be designed using the same design
vocabulary including, without limitation, building materials, colors, and proportions.
Consequently, the buildings illustrated on the enclosures and to be constructed on Parcel 1 will
determine the design vocabulary, building materials, colors, and proportions of buildings to be
constructed on Parcels 2 and 3.
This will be a low intensity, heavily-landscaped area. The gross floor area, excluding
basements limited in use to storage, will be under 17%. The buildings will be single story,
understated, residential-appearing buildings with pitched roofs. Finally, there will be no retail.
Retail is not permitted under the PUD Ordinance.
We look forward to reviewing this with you on May 20,2003.
Respectfully submitted,
C~':'~~4-- &J~
Charles D. Frankenberger
n. H:\Janet\Plum Creek\Explanation-PC 052003.doc
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MEDICAL OFFICE BUILDING
PROPOSED NEIGHBORHOOD CEN'! En
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CN1MEL, INDIANA 4603:.1
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CAREPOINT IMMEDIATE CARE CENTER
PROPOSED NEIGHBmlHOOD CENTER
1461h and HAZEL DELL PARKWAY
CARMEL. INDIANA 46033
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PRO"OSEO 3S' IlUILOINGSflBACl<'LIN[ ;,-,
PROI'OSEO 1s'IElurfER YARD
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HAZEL DELL CI-RS11AN CH..fOi
~~ Historic Forl Harrison
8901 Otis Avenue
Indianapolis, Indiana 46216-1037
317-826-7100
Schneider 317-826-7110 FAX
Engineering
Surveying
Landscape Architecture
GIS . LIS
Geology
RIVERVIEW MEDICAL PARK
AT HAZEL DELL PARKWAY
December 3, 2002 Job H 3462.003
SITE LAYOUT
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146TH STREET
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TRACE
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Abies concolor
Corpinus betulus 'Fasligoto'
Cercis conoder.sis
Piceo abies
Picea ormoriko
Piceo pungens glauco
Quercus mccrocarpo
Quercus robor
Quercus rubro
'I.~ite Fir
Pl'fomidol Eurapeon Hornbeam
Eas lern Redbud
Norwoy Spruce
S€rbian Spruce
C olorodo Blue Spruce
Bur Oak
English Oak
Red Oak
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21/2"
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5'-8'
6'-8'
6'-8'
2 1/2"
2 1/2'
2 1/2'
Abies concolor
Acer campes tre
Acer pia lonoides
Cercis conadensis
Gledi\sia trio, iner, 'Shodemoster'
liriodendroo tulipi!ero
Ualus 'Proirifire'
Ualus , zumi 'Colocarpo'
Picea abies
Piceo ormonko
Quercus rubro
Tilia american a 'Redmond'
'I.Me Fir
Hed ge lAo pie
Norway Mople
Eoslern Redbud
Shademosler Hone~ocusl
Tulip Tree
Pmirie Fire Crobapple
Redbud C robopple
Norway Spruce
Serblon Spruce
Red Ook
Redmond Linden
6'-8'
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2 1/2"
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2 1/2"
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6'-3'
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FARKING REQUIREUENTS:
~edicol Buildings - 1 Space per 25Q S.F,
142 Spoces Pro'lided
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ASSUMED NORTH
PERI~ETER BUFFER PLAN SPECIES
INTERIOR PLANT SPECIES:
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RIVERVIEW MEDICAL PARK
AT HAZEL DELL PARKWAY
December 17, 2002 Job # 3462.003
PRELIMINARY LANDSC APE PLAN
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146TH STREET
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~ies concol..-
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CetciS canoOen"'s
Pic:eo obies
Pic,a ormorika
Pic:eo pun9t"s <}ouco
Quercus maO'oc"'~
Qu~cus (Qba
Quercus r.ora
Mlile fil
Pl'Of'idal Europeon Ho,"beom
tastern Rt(!bud
No<way Spruce
s..tlion Spruce
CoIorodo Blue Spruce
Bu. 001<
English Ook
Red Oak
5'-8'
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6'-8'
S'-8'
S'-8'
2 1/2"
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2 1/2'
Abies concolor
Acet' campeslre
Ace< plolanoides
Cads conodensis
D<dilsio Ir~. .,e<, 'Shadernoslet'
La-iodendllll1 lu1ipilera
UoILJS 'pro;,.ir.,'
UoIus r zumi CoIOCOlPO'
Picea obies
Piceo ormor;l,"
ClJer-cus rubro
Uio omericooa 'Redmond'
ll!lile fit
Hedge Waple
Nor 001 Waple
Eoslern Redbud
Shodemoster Hone~ocust
Tulip Tree
Prairie Fire Crabapple
Redbud Crabapple
NO....llr Spruce
Serbian Spruce
Red 001<
Redmond Linden
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2 1/2'
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2 1/2"
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IIITERIQR PLANT sprelrs:
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Schneider
Hi:-;toric Fod Harrison
890 I Otis Avenue
Indianapolis, IndiHml 46216-103'/
:.117-826-7100
317-826-7110 FAX
Enginecl"j ng
Surveying
LandscHpe ArchileclUl"e
GIS' LIS
Gcology
RIVERVIEW MEDICAL PARK
AT HAZEL DELL PARKWAY
March 14, 2002 Job # 3462,003
LANDSCAPE PLAN
PLANT SCHEDULE
KEY MAP
KEY BOTANICAL NAME COUMCW NAME QTY. SIZE CXWD. RfMARKS
A ABIES CONCOI.CR I'Mr I[ F"lR -- 6' 8&:8
B SAL/X x BABYLON/CA GREEN I'tf.EPING MLLOw -- 2' B&:B
C Acm CAMPfSfR[ HEDGE MAPLE -- 1.5' 8&:8
0 ACER PLArANOIDES N(JRWA Y MAPLE -- 2.5- 8&8
E ARONlA MfLANOCARPA 'l.1KING' VIKING BLACK CHOKEBrRRY -- 5 GAL. B&B
F CARPINUS BfTuWS 'FASTlCATA' PYRAMIDAL EUROPEAN HORNBEAM -- 2.5' B&:B
G CERCIS CANADENSIS E AS TERN REDBUD -- '.5- B &: 8 SINGLE STEM
H GLfDlfSIA TRIA. INERIJIS 'SHADEIJASTER' SHADEIJASTER SE[DLESS HONf'rlOCUSr -- 2.5" 8 &: B
J JUNIPERUS CHINENSlS 'SEA GREEN' SEA GREEN JJNIPfR -- 24' 8 .i 8
K JUNIPERUS SABINA 'BROADMOOR' BROADMOOR ;RJNIPrR -- 5 GAL CONT.
L LlRIODENDRON TUUPIFfRA TULIP mEE -- 25- 8&:8
I.( MALUS 'FRIARIFlRE' PRAiRIE FIRE CRABAPPLE -- 1.5' B&8
N MAWS x ZU/JI CALOCARPA REDBUD CRABAPPLE -- 1.5' 8&8
p MYRICA PENSi1 VAN/CA NORMRN BAYBERRY -- JO- 8&:8
0 PICEA ABIES NORWA Y SPRUCE -- 6' B&B
R PIC[A ()I,(ORIKA SERBIAN SPRUCE -- 6' BkB
S PICEA PUNGENS GLAUCA COLORADO BLUE SPRUCE - 6' B&:8
T QUERCUS MACROCARPA BUR OAK -- 25" 8 .i 8
U QUERCUS ROOUR ENGLISH OAK -- 2.5' 8 &- B
V QUERCUS RUBRA REO OAK -- 2.5' 8&:8
w SYRINGA P A TUL A 'MISS KIM' MISS KIM LILAC -- 5 GAL CONT.
X TAXUS x MEDIA 'DARK GREEN SPREADER' DARK GREEN SPREADiNG YEW -- 24' 8&:8
Y TlL/A AMERICANA 'REDMOND' REDMOND LINDEN -- 2.5- 8&8
Z VIBURNUM PL roMENTOSUM 'MARIESI/' IMPROVfO DOUBLEFlL[ VIBURNUM -- ]6" 8&8
AA 8UXUS X K. 'MNffRCREEN' ~Nf[RGRfEN BOXWOOD -- 15-18' B&B
88 HfMfROCALlS 'STELLA DE ORO' STELLA DE ORO DAi1/LLI' -- I GAL CONf.
CC RUDfBECKIA FULGJDA 'GOLDsrRUM' GOI.DSfRUM BLACK-EYfO SUSAN -- I GAL. CONr.
DD TAXUS CUSP/DATA 'cAPlTArA' CAPITATA PYRAMIDAL Y[W 2 Jo' B & B
EE VIBURNUM PL. TOMENrGSUM 'NEWlAM' NEIWOR T VIBURNUM -- 24' 8 & B
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Schneider
Historic Fort Iiarrison
U901 Otis Avenue
Indianapolis, Indiana 46216- 1037
317-S2fi-7100
317-826-7110 FAX
Engineering
SUfveyi ng
Landscape Architeclure
GIS. LIS
Geology
RIVERVIEW MEDICAL PARK
AT HAZEL DELL PARKWAY
March 5, 2002 Job , 3462.003
PLANT SCHEDULE
& KEY MAP
SHEET 1
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'=~ Historic FOl'l H3ITison
8901 Olis Avenue
Indi[tnapolis, Indiana 46216-( 037
3("1-826-7100
Schneider ;117-(326-7110 FAX
Engineering
Surveying
LandSC<l pc An~hilect u re
GIS, LIS
Geology
RIVERVIEW MEDICAL PARK
AT HAZEL DELL PARKWAY
March 5, 2002 Job # 3462.003
LANDSCAPE PLAN
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8901 Otis Avenue
India napa I is. Ind iana 46216 -1 0:37
317-826-7100
Schneider 3J7-826-7110 FAX
Engineering
Su rveying
Landscape Archit.ecture
GIS . LIS
Geology
RIVERVIEW MEDICAL PARK
AT HAZEL DELL PARKWAY
March 5, 2002 Job # 3462.003
LANDSCAPE PLAN
SHEET 3
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. , 317-826~7100
Schneider :117-526-7110 fAX
Engineering
Surveyi [lg
Landsc<.lpc An:biteetul'e
GIS, LIS
Geology
RIVERVIEW MEDICAL PARK
AT HAZEL DELL PARKWAY
March 5. 2002 Job # 3462.003
LANDSCAPE PLAN
SHEET 4
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8001 Otis Avenue
. I.l1dian.apolis,. .Indiana 46216-1037
:31-l-Et2G-7100
Schneider J17-82f:l-7lI0 FAX
Engineering
Surveyi ng
Lanrlscape Architecture
GIS' LIS
Geology
RIVERVIEW MEDICAL PARK
AT HAZEL DELL PARKWAY
March 5'. 2002 Job # 3462.003
SHEET 5
LANDSCAPE PLAN
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Indianapolis. Indiana 46216-1037
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Schneider ~H7-n2(i-7JIO FAX
Engineering
Surveying
Landscape Architectlne
GIS, LIS
Geology
RIVERVIEW MEDICAL PARK
AT HAZEL DELL PARKWAY
March 5, 2002 Job I 3462.003.
LANDSCAPE PLAN
SHEET 6
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Color: Black or white.
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Lamp Lumen A B
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7545 60W A 19 890 5'/2 19 "/'6
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8116P 18W PLC 1250 5Y2 393/,
81165 SOW E-17 HPS 4000 5Y2 39%
8116MH 50W ED -17 MH 3500 5Y2 393h
8119P 26W PLC 1800 7Y2 5131,6
81195 1 70W E-17 HPS 6400 7'12 513/16
8119MH 1100WED-17 MH 8500 7'12 5131;6
894A Anchorage for 8117 - supplied
895A Anchorage tor 7545, 7546, 8116 - supplied
896A Anchorage for 8119 - supplied
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Sponsor: Councilor
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ORDINANCE
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RIVERVIEW MEDICAL PARK
PLANNED UNIT DEVELOPMENT
DISTRICT
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Sponsor: Councilor
ORDINANCE NO. Z-
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING THE
RIVERVIEW MEDICAL PARK
PLANNED UNIT DEVELOPMENT DISTRICT
'WHEREAS, Section 24 of the Carmel/Clay Zoning Ordinance 2-160 (the "Cannel/Clay
Zoning Ordinance") provides in its Section 24, for the establishment of a Planned Unit
Development District in accordance with the requirements ofLC. S 36-7-4-1500 et seq.;
\VHEREAS, the Carmel/Clay Plan Commission (the "Commission") has given a
favorable recommendation to the ordinance set forth herein (the "Ordinance") which establishes
the Riverview Planned Unit Development District (the "District").
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana (the "Council"), that (i) pursuant to IC g36-7-4-1500 et seq., this Ordinance is
adopted as an amendment to the Carmel/Clay Zoning Ordinance, (ii) all prior ordinances or
parts thereof inconsistent with any provision of this Ordinance are hereby repealed, and (iii) this
Ordinance shall be in full force and effect from and after its passage and signing by the Mayor.
Section 1 Applicability of Ordinance:
Section 1.1 The Official Zoning Map of the City of Carmel and Clay Township, a part of
the Carmel/Clay Zoning Ordinance, is hereby changed to designate the land described in
Exhibit' A' (the "Real Estate") as a Planned Unit Development District, to be known as
Riverview Medical Park (Riverview).
Section 1.2 Development in the Planned Unit Development District shall be governed
entirely by (i) the provisions of this Ordinance, and (ii) those provisions of the
Cannel/Clay Zoning Ordinance specifically referenced in this Ordinance. The provisions
of this Ordinance shall govern in the event of a conflict between this Ordinance and the
Carmel/Clay Zoning Ordinance.
Section 1.3 Any capitalized term not defined herein shall have the meaning as set forth
in the Carmel/Clay Zoning Ordinance in effect on the date of the enactment of this
Ordinance.
Section 2 Permitted Primary Uses: Attached hereto and incorporated herein by reference as
Exhibit "B" is a conceptual plan (the "Conceptual Plan") showing the division of the Real Estate
into Parcell, parcel 2, and Parcel 3. PelTI1itted primary uses are as follows:
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Section 2.1 Parcel I primary uses are clinics; medical health centers; medical
laboratories; medical, dental and optical offices. r
Section 2.2 Parcel 2 primary uses are clinics; medical health centers; medical
laboratories; medical, dental and optical offices.
Section 2.3 Parcel 3 primary uses are clinics; medical health centers; medical
laboratories; medical, dental and optical offices; general offices; financial institutions;
banks; credit unions.
Section 3 Accessory Buildings and Uses: Accessory Structures and Accessory Uses shall be
permitted, except that any detached accessory Building shown in any Preliminary Development
Plan shall have, on all sides, the same architectural features or shall be architecturally compatible
with the principal Building(s) with which it is associated.
Section 4 Communication Equipment: Cell towers shall not be permitted. Communications
equipment, as required by the Building occupants, shall be permitted and shall be screened with
suitable walls or fencing and in general be architecturally compatible with the Building(s) with
which it is associated.
Section 5 Platting: The platting of the Real Estate into smaller tracts shall be permitted, so long
as the proposed plat complies with the area requirements set forth below in Section 6. However,
the development of any parcel shall conform to all Preliminary Development Plans and Final
Development Plans which are approved or amended per the terms of Section 12.3 below, and all
other applicable requirements contained in this Ordinance.
Section 6 Height and Area Requirements:
Section 6.1 Maximum Building Height: The maximum Building Height shall be twenty-
eight (28) feet except for the entry tower on what is identified on the Conceptual Plan as
the Carepoint Immediate Care Center, which shall be a maximum height of thirty-five
(35) feet. All Buildings shall have sloped roofs and no more than one (1) floor capable of
being occupied, excluding basements.
Section 6.2 Minimum Set Back: The minimum Set Back from the east boundary line of
the Real Estate shall be one hundred fifty (150) feet, the minimum Set Back from south
boundary lineof the Real Estate shall be thirty-five (35) feet and the minimum set back
from the west boundary line of the Real Estate shall be forty (40) feet. The minimum set
back from the north boundary line of the Real Estate shall be forty (40) feet; provided,
however, that (i) the Building located closest to 146th Street on Parcell shall be set back
no more than twenty-five (25) feet from the southern boundary line of 1461h Street,
(ii) the Building located closest to 1461h Street on Parcel 2 shall be set back no more than
twenty-five (25) feet from the southern boundary line of 146th Street, and (iii) the
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Building located on Parcel 3 shall be set back no more than sixty (60) feet from the
southern boundary line of 146th Street.
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Section 6.3 Minimum Building Separation. The minimum Building distance between
Buildings, measured from the exterior face of the foundation, shall be twenty (20) feet.
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Section 6.4 Minimum Side Yard. The minimum side yards between Parcell, Parcel 2
and Parcel 3 shall be ten (10) feet. Parking areas, pavement, drives, sidewalks and
similar structures may exist in side yards.
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Section 6.5 Architectural Design Requirements:
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A. Suitability of Building Materials: A minimum of three materials shall be
used for Building exteriors, from the following list; stone, brick,
architectural precast (panels or detailing), architectural metal panels, glass,
ornamental metal, wood, and EIFS. At least 70% of the Building
materials, exclusive of roofs, doors, windows, and gables, shall be brick,
block, and/or stone.
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B. Roof Design: Sloped roofs shall be a maximum of one hundred (100) feet
without a change in roof plane, or gable or dormer. Roof slopes may vary ..
from a minimum of 12 horizontal to 4 vertical, to a maximum of 12
horizontal to 12 vertical.
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C. Design Vocabulary; All Buildings shall be designed using the same
design vocabulary including, without limitation, Building materials,
colors, and proportions.
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Section 6.6 Maximum Number of Buildings and Maximum Gross Floor Area:
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A. Parcell. No more than two (2) Buildings shall be located on Parcell. No
Building on Parcel 1 shall exceed twenty thousand (20,000) square feet of
Gross Floor Area, excluding the floor area of any Accessory Structure(s).
All Buildings on Parcell, together, shall not exceed thirty-nine thousand
(39,000) square feet of Gross Floor Area. Basements are permitted in all
Buildings, but (i) the square footage of basements shall be excluded in
determining Gross Floor Area and (Ii) basements shall be used for storage
only.
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B. Parcel 2. No more than two (2) Buildings shall be located on Parcel 2. No
Building in Parcel 2 shall exceed thirty thousand (30,000) square feet of
Gross Floor Area, excluding the floor area of any Accessory Structure (s).
All Buildings in Parcel 2, together, shall not exceed thirty thousand
(30,000) square feet of Gross Floor Area. Basements are permitted in all
Buildings, but (i) the square footage of basements shall be excluded in
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Section 7
determining Gross Floor Area and (ii) basements shall be used for storage
only.
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Parcel 3. No more than one (1) Building shall be located on Parcel 3. The
Building shall not exceed eight thousand (8,000) square feet of Gross
Floor Area, excluding the floor area of any Accessory Structure(s).
Basements are permitted in all Buildings, but (i) the square footage of
basements shall be excluded in determining Gross Floor Area and (ii)
basements shall be used for storage only.
Landscaping Requirements:
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Section 7.1 Areas to Be Landscaped:
A. 146th Street Buffer Yard.
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1.
The 146th Street Buffer Yard shall be twenty-five (25) feet in width
along that portion of the real estate contiguous with 146th Street.
The purpose of the 146th Street Buffer Yard is to improve the
streetscape with a landscaped green area adjacent to l46th Street.
2.
The landscaping in the 146~h Street Buffer Yard shall include,
within each one hundred (100) foot increment, (i) four (4) shade
trees and (ii) thirty (30) shrubs. Evergreen trees may be substituted
for shade trees and, for each two (2) evergreen trees planted, one
(1) fewer shade tree will be required. Where the area between
146th Street and the north elevation of Buildings, located on Parcel
1 and Parcel 2 closest to 146th Street, is uninterrupted by
driveways, drive aisles, and parking, the Building Foundation
Plantings (described below) shall also qualify as and count toward
to 146th Street Buffer Yard planting requirements.
Hazel Dell Parkway Buffer Yard.
1. The Hazel Dell Parkway Buffer Yard shall be fifteen (15) feet in
width along that portion of the real estate contiguous with Hazel
Dell Parkway. The purpose of the Hazel Dell Parkway Buffer
Yard is to improve the streetscape with a landscaped green area
adjacent to Hazel Dell Parkway.
2.
The landscaping in the Hazel Dell Parkway Buffer Yard shall
include, within each one hundred (100) foot increment, (i) thirty
(30) shrubs except in the area of the Hazel Dell Parkway Buffer
Yard south of entrance from Hazel Dell Parkway shown on the
Conceptual Plan and (ii) four (4) shade trees. Evergreen trees may
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be substituted for shade trees and, for each two (2) evergreen trees
planted, one (I) fewer shade tree will be required.
c.
South Buffer Yard.
1. The South Buffer Yard will be fifteen (15) feet in width along that
portion of the real estate contiguous with the southern boundary of
the real estate. The purpose of the South Buffer Yard is to provide
a transition to residential use.
2. The landscaping within the South Buffer Yard shall include, within
each one hundred (100) foot increment, (i) five (5) shade trees, (ii)
five (5) ornamental trees, and (iii) twenty-seven (27) shrubs.
Evergreen trees may be substituted for shade trees and, for each
two (2) evergreen trees planted, one (1) fewer shade tree will be
required.
D.
East Buffer Yard.
1. The East Buffer Yard will be one hundred twenty (120) feet in
width along that portion of the real estate contiguous with the
eastern boundary of the real estate. The purpose of the East Buffer
Yard is to provide a transition to residential use.
2. The landscaping within the East Buffer Yard shall include, within
each one hundred (100) foot increment, (i) five (5) shade trees, (ii)
five (5) ornamental trees, and (iii) twenty-seven (27) shrubs.
Evergreen trees may be substituted for shade trees and, for each
two (2) evergreen trees planted, one (1) fewer shade tree will be
required. Evergreen trees may be substituted for ornamental trees
at a ratio of one (1) evergreen tree per one (1) ornamental tree
(1 : 1). Evergreen trees may also be substituted for shrubbery at a
ratio of three (3) shrubs per one (1) evergreen tree (3; 1). Existing
trees may be substihlted for required trees.
Building Foundation Plantings. Each Building will have four elevations~
namely, a north elevation, a south elevation, an east elevation, and a west
elevation:
1.
Fifty (50) percent of the length of three of the four elevations shall
be occupied by shrubs, all of which will be planted within ten (10)
feet of the applicable elevation~
2.
In addition, shade trees, ornamental trees or evergreen trees will be
planted within thirty (30) feet of each Building, in areas and
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groupings determined by the developer. The number of required
trees shall be equal to the total lineal feet of the perimeter of the
Building divided by fifty (50). r
3.
The plantings within the 146th Street Buffer Yard shall be credited
against any plantings required adjacent to the north elevation of the
Buildings on Parcel 1, Parcel 2, and Parcel 3 which are closest to
146th Street.
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F.
Internal Parking Lot. Landscaping internal to parking lots shall occur at
any combination of planting islands, planting peninsulas, and entrance
ways; and
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G. Perimeter Parking Lot. Perimeter parking landscaping shall exist alon~
the perimeter of the parking lot, except in those areas adjacent to the 146
Street Buffer Yard, the South Buffer Yard, and the Hazel Dell Parkway
Buffer Yard. In each 100' segment of the perimeter parking lot to be
landscaped, perimeter parking lot landscaping shall consist of twenty-four
(24) shrubs and either (i) three (3) evergreen trees or three (3) ornamental
trees, or (ii) four (4) shade trees.
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Section 7.2 Landscaping Standards. All plants proposed to be used in accordance with
any landscaping plans shall meet the following specifications:
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A. Shade Trees. A minimum trunk diameter of two and one-half (2-112)
inches at six (6) inches above ground line, a minimum height of eight (8)
feet, and a branching height of not less than one-third (1/3) nor more than
one-half (1/2) of the tree height;
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B. . Ornamental Trees. A minimum trunk diameter of one and one-half (1-1/2)
inches at six (6) inches above ground line; and
C. Shrubs. Shrubs shall be twenty-four (24) inches at height at planting.
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Section 7.3 Conceptual Landscape Plan. The Conceptual Landscape Plan is intended
to illustrate the foregoing landscape requirements (i) for Parcell, (ii) the Southern Buffer
Yard, and (iii) the Eastern Buffer Yard. The balance of the landscaping, not illustrated on
the Conceptual Landscape Plan, shall comply with the foregoing written standards, and
shall be considered with an application made for ADLS approval.
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Section 7.4 Landscaping Installation and Maintenance:
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A. Installation: All required landscaping shall be installedr prior to the
issuance of a final Certificate of Occupancy by the City. If it is not
possible to install the required landscaping because of weather conditions,
the property owner shall post a bond for an amount equal to the total cost
of the required landscaping prior to the issuance of the temporary
Certificate of Occupancy.
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B. Maintenance: It shall be the responsibility of the owners and their agents
to insure pTl?per maintenance of project landscaping and retention ponds
approved in accordance with the Development Requirements specified for
this Ordinance. This is to include, but is not limited to, irrigation and
mulching of planting areas, replacing dead, diseased, or overgrown
plantings with identical varieties or a suitable substitute, and keeping the
area free of refuse, debris, rank vegetation and weeds.
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C. Changes After Approval: No landscaping which has been approved by
the Commission may later be materially altered, eliminated or sacrificed,
without first obtaining further ~ommission approval. However, Minor
Alterations in landscaping may be approved by the Director in order to
conform to specific site conditions.
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D. Inspection: The Director shall have the authority to visit the Real Estate
to inspect the landscaping and check it against the approved plan on file.
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Section 7.5 Initial Landscaping: Landscaping within all Bufferyards shall be installed
during the first phase of construction/development.
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Section 8
Parking Requirements:
Section 8.1. The number of Parking Spaces required shall be one (l) Parking Space per
three hundred (300) square feet of Gross Floor Area.
Section 8.2. There shall be an appropriate number of parking spaces, accessible to the
Building(s) and identified as reserved for use by handicapped individuals, and these
spaces shall meet State requirements.
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Section 9
Lighting Requirements:
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Section 9.1. A site lighting plan shall be submitted to the Commission along with the
information and other plans for ADLS. The site lighting plan shall include the layout,
spread and intensity of all site lighting, including:
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A.
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B.
Parking lot and service/storage area lighting;
Architectural, display lighting;
C. Security lighting; and
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D.
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Landscape lighting.
Section 9.2. All site lighting shall be coordinated throughout the Real Estate and be of
uniform design, color and materials.
Section 9.3. The height of light standards shall not exceed twenty (20) feet including the
foundation or the base. The base of the pole shall not exceed two (2) feet in height.
Section 9.4. All exterior and street area lighting fixtures shall be of the "shoebox"
variety, which directs light downward. Any parking lot lighting or Building lighting
illumination emanating from the Real Estate shall not exceed (i) 0.1 foot candle at the
east and south boundary lines, and (ii) 0.3 foot candles along all other perimeter
boundaries of the Real Estate.
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Section 10
Signs
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Section 10.1. Wall Signs - Parcell. Unless revised pursuant to ADLS amend approval
and any required developmental standards variances, wall signs for Buildings on Parcel 1
shall be as follows:
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A.
Number & Type: The maximum number of identification signs permitted
shall be three (3) wall signs for each Building.
B.
Maximum Sign Area: 45 square feet for each sign on what is identified on
the Conceptual Plan as the Carepoint Immediate Care Center, and 50
square feet for each sign on what is identified on the Conceptual Plan as
the Medical Office Building..
C.
Location: The signs shall be located on the front of each Building. For
location purposes of this Section 10.1, the front location of each Building
shall be the north and west elevations of Buildings on Parcel 1.,
D.
Design: All walls signs shall consist of individual letters and/or logo.
E.
Illumination: Internally illuminated.
F. Sign Pel1llit: Required.
G.
Fees: Required.
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Section 10.2. Wall Signs - Parcel 2 and Parcel 3: Unless revised pursufUlt to ADLS
amend approval and any required developmental standards variances, signs on 'Buildings
on Parcel 2 and Parcel 3 shall be per the terms of the sign provisions of the Carmel/Clay
Zoning Ordinance.
Section 10.3. Center Identification Sign:
A. Number: Two (2).
B. Maximum Sign Area: Thirty (30) square feet.
C. Maximum Height of Sign: Six (6) feet to top of sign area.
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D.
Location: As permitted by ADLS approval; provided, however, that
Center Identification Signs shall be set back at least ten (10) feet from the
right-of-way and shall be within thirty (30) feet of the entrance.
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E.
Design: Signs shall comply with the approved architectural scheme of the
Buildings, and must be of a similar design, lighting and style of "."
construction. All signs shall have the same background and white letters,
unless otherwise approved by the Plan Commission. There shall be a
minimum ofthree (3) tenants per signs, and a maximum of five (5) tenants
per sign. Each tenant shall have equal space and may change only the
horizontal line.
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F.
Illumination: Internally illuminated.
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G. Landscaping: Sign shall be accompanied by a landscaped area at least
equal to the total sign area.
H. Sign Permit: Required.
I. Fees: Required.
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Section 10.4. Other Provisions. Section 25.7.01 - "General Provisions", and
25.7.06-25.7.09 - "Legal Non-Conforming Signs, Sign Permits, Variance, and
Administration and Enforcement", of the Carmel/Clay Township Sign Ordinance Z-302,
are also incorporated by reference.
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Section 11
Other ADLS Requirements
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Section 11.1 Outside Storage of Refuse or Merchandise: No outside, unenclosed
storage of refuse (whether or not in containers) shall be permitted. All refuse shall be
contained completely within (i) separate Accessory Structure(s) the exterior building
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materials of which shall be brick, or (ii) the Building(s). Any separate Accessory
Structure designed for refuse storage shall be architecturally compatiqle with the
Building(s). r
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Section 11.2 Mechanical Equipment: Any mechanical equipment visible from an
adjoining street shall be screened with suitable walls and landscaping and in general be
architecturally compatible with the Building(s) with which it is associated.
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Section 12
Approval Process:
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Section 12.1 ADLS and Preliminary Development Plan Approval for Parcel 1. The
Conceptual Plan constitutes the Preliminary Development Plan for Parcell. The
architecture, design, lighting and landscaping for Parcel 1 and the imrpovements thereon,
considered in connection with the Ordinance, do not require any further (i) ADLS
approval or (ii) Development Plan approval other than Final Development Plan approval
per the procedure set forth below in Section 12.3; provided, however, that signage for
Buildings on Parcell shall require ADLS approval by the Commission's Special Studies
Committee, only. If there is a Substantial Alteration in the approved ADLS and
Development Plan, review and approval of the amended plans shall be made by the
Commission, or a Committee thereof, pursuant to the Commission's rules of procedure.
Minor Alterations and Material Alterations may be approved by the Director.
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Section 12.2 ADLS Approval for Parcel 2 and Parcel 3 and Improvements thereon:
A. The Commission shall consider an ADLS approval petition for the
architecture, design, lighting, landscaping and signage of any
improvement to Parcel 2 or Parcel 3.
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B.
The ADLS approval request shall be a specific plan consisting of the
architectural design of any Buildings, landscaping, lighting, and signage
for any improvement to Parcel 2 or Parcel 3.
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C.
The Commission shall approve the ADLS with or without conditions, or
disapprove the ADLS.
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D.
If there is a Substantial Alteration in the approved ADLS plans, review
and approval of the amended plans by the Commission shall be made by
the Commission, or a Committee thereof, pursuant to the Commission's
rules of procedure. Minor Alterations and Material Alterations may be
approved by the Director.
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E. In no event, however, may the Commission or the Director ,approve any
alteration that exceeds a maximum limitation imposed by this Ordinance
or approve any alteration that is less than a minimum limitation imposed
by this Ordinance.
Section 12.3 Approval or Denial of the Development Plan for Parcel 2 and Parcel 3:
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A. The Commission shall consider and approve, with or without conditions,
or disapprove the Preliminary Development Plan for Parcel 2 and Parcel 3.
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B. The Director shall approve, with or without conditions, or disapprove the
Final Development Plan (FDP) for Parcel 2 and Parcel 3; provided,
however, the Director shall not unreasonably withhold or delay his/her
approval of a FDP that is in substantial conformance with the
Development Plan approved by the Commission and the requirements of
this Ordinance. If the Director disapproves the FDP for Parcel 2 or
Parcel 3, the Director shall set forth in writing the basis for the disapproval
and schedule the request for approval of the FDP for hearing before the
Commission.
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C. An amendment to a FDP which does not alter the use of any land may be
reviewed and approved by the Director.
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D. The FDP shall be a specific plan for the development of all or a portion of
the Real Estate that is submitted for approval by the Director showing
proposed facilities and structures, parking, drainage, erosion control,
utilities and Building information.
Section 13
Definitions and Rules of Construction:
Section 13.1 General Rules of Construction. The following general rules of
construction and definitions shall apply to the regulations oftrus Ordinance:
A. The singular number includes the plural and the plural the singular, unless
the context clearly indicates the contrary.
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B.
Words used in the present tense include the past and future tenses, and the
future the present.
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c.
The word "shall" is a mandatory requirement. The word "may" is a
permissive requirement. The word "should" is a preferred requirement.
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Section 13.2 Definitions.
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A. Accessory Structure: A structure subordinate to a Building or use located
on the Real Estate which is not used for permanent human occupancy.
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B. Accessory Use: A use subordinate to the main use, located on the Real
Estate or in the same Building as the main use, and incidental to the main
use.
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C. Alteration, Material: Any change to an approved plan of any type that
involves the substitution of one material, species, element, etc. for another.
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D. Alteration, Minor: Any change to an approved plan of any type that
involves the revision of less than ten percent (10%) of the plan's total area
or approved materials.
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E. Alteration, Substantial: Any change to an approved plan of any type that
involves the revision of ten percent (10%) or more of the plan's total area
or approved materials.
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F. Buffer Yard: All Buffer Yards shall be unoccupied, except for grass, plant
materials, sidewalks, driveway cuts, lakes, ponds, retention and detention
areas, road cuts, entrances, steps, walks, terraces, bike paths, lighting
structures, and other similar structures.
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G. Building: A structure having a roof supported by columns or walls, for the
shelter, support, enclosure or protection of persons or property, and
intended for human occupancy.
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H. Building Height: The vertical distance from the ground level at the main
entrance to the mean height between eaves and ridges for gable, hip and
gambrel roofs.
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L City: The City of Carmel, Indiana.
J. Commission: The Carmel/Clay Plan Commission.
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K. Council: The City Council of the City of Carmel, Indiana.
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L. County: Hamilton County, Indiana.
M. Development Plan, Preliminary: A specific plan for the development of
real property that is submitted for Commission approval showing
proposed facilities, Buildings and structures. This plan review includes
general landscaping, parking, drainage, erosion control, signage, ljghting,
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screening and Buildings information for a site. A development plan may
include only parcels that are contiguous and not separated bYrthe right-of-
way of any highway in the state highway system. '
N.
Development Requirements: Development standards and any requirements
specified in this Ordinance which must be satisfied in connection with the
approval of a Development Plan.
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Director: Director, or Administrator, of the Department of Community
Services for the City of Carmel, Indiana. "Director" and "Administrator"
shall include his/her authorized representatives.
P.
Footcandle: A unit of illumination. It is equivalent to the illumination at
all points which are one (1) foot distant from a uniform source of one (1)
candlepower.
Q.
Gross Floor Area (Construction Area): The floor area, as measured by the
face of the exterior Building material. Gross Floor Area shall not include
the floor area of any basements.
Landscaping: The improvement of the Real Estate with grass and
mounding, shrubs, trees, other vegetation and/or ornamental objects.
Landscaping may include pedestrian walks, flower beds, retention ponds,
ornamental objects such as fountains, statues and other similar natural or
artificial objects designed and arranged to produce an aesthetically
pleasing effect.
S.
Parking Space: An area having a rectangular area of not less than one
hundred eighty (180) square feet and a minimum width of nine (9) feet
exclusive of driveways, permanently reserved for the temporary storage of
one automobile.
Professional Office: An office of a member of a recognized profession
such as an architect, attorney, dentist, engineer, physician or surgeon.
Real Estate. The Real Estate shall mean and refer to all of the Real Estate
described in Exhibit "AI>.
Right-of-Way: An area of land permanently dedicated to provide light, air
and access.
Setback: The least measured distance between a Building or structure and
the perimeter boundary of the Real Estate. For purposes of determining
Set Back, the perimeter boundary of the Real Estate (i) shall always mean
and refer to the outside perimeter boundary line of the Real Estate and
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(ii) shall not be changed or reduced by reason of the platting or
subdivision of the Real Estate into smaller parcels. r
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Sign: Any type of sign as further defined and regulated by this Ordinance
and the Sign Ordinance for Cannel-Clay Township, Ordinance 2-196, as
amended.
y.
Story: That part of any Building comprised between the level of one
finished floor and the level of the next higher floor or, if there is no higher
finished floor, that part of the Building comprised bet\veen the level of the
highest finished floor and the top of the roofbeams.
z.
Street: A right-of-way, other than an alley, dedicated and accepted, or
otherwise legally established for public use, usually affording the principal
means of access to abutting property.
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AA. Trash Enclosure: An enclosed accessory structure that is designed to
screen and protect waste receptacles from view and to prevent waste
debris from dispersing outside the enclosure.
BB. Use: The employment or occupation of a Building, structure or land for a
person's service, benefit or enjoyment.
Section 14. Violations. All violations of this Ordinance shall be subject to Section 34.0
of the Carmel/Clay Zoning Ordinance.
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PASSED by the Common Council of the City of Carmel, Indiana this _ day of
, 2002, by a vote of ayes and nays. r I.
COMMON COUNCIL FOR THE CITY OF CARMEL
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Presiding Officer
Kevin Kirby
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Wayne Wilson, President Pro Tempore
John R. Koven
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Robert Battreall
N.L. Rundle
Ronald E. Carter
Luci Snyder
ATTEST:
Diana L. Cordray, IAMC, Clerk Treasurer
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Presented by me to the Mayor of the City of Carmel, Indiana the _ day of
, 2002, at 0' clock .M.
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Diana L. Cordray, lAMe, Clerk Treasurer
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Approved by me, Mayor of the City of Carmel, Indiana, this
, 2002, at 0' clock .M.
ATTEST:
James Brainard, Mayor
Diana L. Cordray, lAMe, Clerk Treasurer
This Instrument prepared by: Charles D. Frankenberger
NELSON & FRANKENBERGER
3021 East 98th Street, Suite 220
Indianapolis, IN 46280
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SUMMARY
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Brenwtck Development Company, Inc., has filed four petitions pertaining to approximately
681 acres located east and west of Hazel Dell Road north of 146lh Street. The project,
NOBLE WEST, is contiguous and connected to Lochaven, Brenwick's newest custom
home neighborhood. The Lochaven development and NOBLE WEST would create a 910
acre multi-use neighborhood at Noblesville's southwest gateway.
The four petitions filed are:
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1. Change the zoning on 527.acres to an R-l Zoning Classification;
2. Change the zoning on 61 acres to an R-5 Zoning Classification;
3. Change the zoning on 79 acres to a Planned Business Zoning Classification, of
which 35 acres would be for retail and 40 acres would be for office, including
medical use. There is an additional 4 acres which is the existing Akin Nursery,
which will be moved to a new location and that property would also be zoned
Planned Business to make a total of 79 acres.
4. Establish a Planned Development District across the 681 acres, to provide for the
coordinated development of the mix of uses on the property.
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The purpose of the change of zoning is to create a master-pi anned community of 910
acres offering a variety of housing, an anticipated mix of convenience retail shops and
restaurants, a neighborhood grocer, business and medical services, and a variety of
community space, including a 70 acre public park. The property is currently zoned
Countryside and is designated in the Comprehensive Plan for two units per acre. The
density of the combination of the Single Family and Multi-Family homes, across the
910 acre neighborhood that includes Locha Yen, is 2.1 units per acre.
BRENWICK
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Upon subtracting thoroughfare road rights-of-way, 1 DO-year flood fringes and detention
pond areas, a net density of 3.5 units-per-net-acre is computed for NOBLE WEST. This
density is the product of the 11 units-per-net-acres that is proposed on the multi-family
parcels (14 units-per-net-acre is allowed in the R-5) and the 2.6 units-per-acre proposed
in the single family zoning classification. Thus, the maximum number of residential units
is 1,498 or 96 units fewer than the maximum that would be permitted if the property, as
designated. were rezoned to R-l and R-5. A more detailed breakdown of the project
specifics is as followed:
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DENSITY SUMMARY
Without Including
PROPOSED UNITS School School*
Total Single Family Lots Bein~ Proposed 978 944
Total Multi Family Units Beimr Prooosed 520 511
Total Units per Zoning Request 1498 1455
GROSS ACREAGES
Single Family Gross Acreage 527.4 508.4
Multi-Family Gross Acreage 60.8 60.8
DENSITY BASED ON GROSS ACREAGE
Single Family 1.9 1.9
Multi Family 8.6 8.4
Proiect Totals 2.5 2.6
NET ACREAGES
Multi-Family Net Acreage 48.2 48.2
Single Family Net Acreage 382.9 364.9
DENSITY BASED ON NET ACREAGE
Single Family 2.6 2.6
Multi Familv 10.8 10.6
Project Totals 3.5 3.5
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*Within the Single Family area west of Hazel Dell Road there is also the potential for an
elementary school site. The density table contemplates a scenario whereby 34 homes on a
19-acre parcel are replaced by the school. Negotiations are on-going with Noblesville
Schools, with an anticipated 2005 school-year opening.
BRENWICK
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Within the 681 acres that comprise NOBLE WEST, a total of 254 acres have been set aside
as Open Space. A detailed breakdown is tabulated as follows:
OPENSPACES~RY
Required Required Provided Provided
Open Open Open Open
Zoning Gross Space Space Space Space
Classification Acreage Percentae:e Acreage Acreage Percentage
R1IR5 588.2 35% 205.9 237.6 40.4 %
PB 79 20% 15.8 16.3 20.6%
TOT AL: 222 254 38 %
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Included in the Application are Preliminary Development Plans for the development of
the Single Family Area; a Preliminary Development Plan and architectural elevations of
the Retail Area and a portion of the Office Area; and criteria and development standards
for the development of the Multi-Family Area. If, in the future, a Detailed Development
Plan is filed that, in the opinion of the Planning Director, does not substantially conform
to the Preliminary Development Plan to be approved herewith, then the developer must
corne back before the Conunission to obtain plan approval. The Commission must then
determine that the proposed Detailed Development Plan is compatible with the remaining
portion of the development. Thus the Plan Commission continues to have jurisdiction to
make sure the development meets the criteria that has been presented on NOBLE WEST
by Brenwick Development.
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Included herein are copies of the Preliminary Development Plan and supporting materials
for the Commission's consideration.
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