HomeMy WebLinkAboutPacket 03-18-03
Clarian North Hospital Campus
116111 Street and Meridian Street (u. S. 31)
Planned Unit Development
Preliminary Development Plan of PUD
Docket Number 29-03 Z Rezoning
Clarian North HosQlli!l
Development Plan and
Architectural Design, Lighting, and Signage
Docket Number 30-03 DP/ADLS
March 18, 2003
BAKER & DANIELS
EST 1863
96TH STREET OFFICE
U 600 E. 96TH STREET, SUITE 600 . INDIANAPOLIS, INDIANA 46240 . (317) 569~9600 . FAX (317"1 569~4800 . www.bakerdsniels.coITl
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JOSEPH M. SCIMIA
DIRECT (317) 569-4660
DIRECT FAX (317) 237-8580
8-mail; jmscimia@bakcrd_eom
INDIANAPOLIS
FORT WAYNE
SOUTH BEND
ELKHART
WASHINGTON, D.C.
QINGDAO. P.R. CHINA
March 7,2003
City of Carmel and Clay Township Plan Commission
c/o Mr. Jon Dobosiewicz
Department of Community Services
One Civic Square
Carmel, Indiana 46032
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DOCS
Re:
29-03 Z Rezoni ng
30-03 DP/ADLS
C1aI~ian Health Partners. Inc, - North Campus
Dearrvtembcrs of the City of Carmel and Clay 'fownshi p Plan Commission:
On March 18, 2003, representatives of Clarian Health Partners, Inc., \vill appear
before you to present Rezoning, Developrncnt Plan, and Architectural Design, Lighting, and
Signage ("DP/ADLS") Petitions for property located at the northwest corner of the .interseclion
of Meridian Street and 116th Street. The rezoning petition is for the establishment of a Planned
Unit Development ("PUD") Zoning District and the DP/ADLS petitions are for the development
of the Clarian North hospital and medical oUiee eOHiplex to be located within the PUD.
I'he site of the proposed PUD is bordered by Spring Lake Estates and the Ritz
Charles property on the north; Meridian Street on the east; 11 6th Street on the south; and,
Springmill Road on the west. The PUD site encompasses 107.367 acres. The Clarian North
hospital and medical office complex would bave frontage on Meridian Street (lLS. 31) and 116111
Street. The DP/ADLS Petitions for the hospital and medical office complex affects 68.164 acres
of the PUD site. The proposed hospital and medical office complex \vould consist of a Jive story
hospital and medical office building, a central utility plant, surface parking areas, and on-sile
retention ponds.
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City of Cannel and Clay TCl\vnship
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March 7, 2003
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Enclosed for your review are the followi ng illustrati ve materials:
The Clarian North Campus Planned Unit Development Preliminary
Development Plan.
Site plan of the hospital and medical office complex site.
Elevations of the primary builcling.
Elevations of the accessory building (central utility plant).
Three perspective drawings ofthe primary building from U.S. 31 ancl a
rendering afthe primary building looking northeast.
Landscaping detai I clrawi ngs and planting schedule.
Section drawing of the primary building showing the relationship of
Meridian Street to the loading area.
Signage package.
Lighting Information including fixture cut sheets.
Preliminary Traffic Designs for 1161h Street.
The Rezoning, DP/ ADLS, ancl Variance petitions and supporting c!ocnmcnlation
are on tile with the Department of Community Services.
consi derati on.
Enclosures
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In closing, on behalf of Clarian Health Partners, Inc., \ve thank you for your
," lccrely,
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Clarian North Hospital Campus
Planned Unit Development
Preliminary Development Plan
116th Street & US 31
by
Clarian Health Partners, Inc.
1.
Introduction / Overview
The Clarian North Hospital Campus Planned Unit Development (the "PUD") represents
an overall development of approximately 1 07 acres of vacant land located at the
northwest quadrant of the intersection of 116th Street and US 3 I, in Carmel, Indiana.
Initial development anticipates a five (5) story hospital building (approximately 76'-8" to
roof and l06'-W' 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 a second hospital building, with compatible
style, height and massing. Hospital expansion and the development of other areas within
the PUD shall occur as market need dictates.
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This document shall serve as: (i) the body of the PUD District Ordinance for the entire
Clarian NOlih 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 as
required by Chapter 24 of the Carmel! Clay Zoning Ordinance.
II.
Interim Land Use
All portions of the PUD which are not designated for Tree Conservation (Area 2-A) or
which are not developed as part of the initial phase of development shall either continue
to be farmed or maintained in its natural state until developed.
III. Phasing of Development
The proposed PUD shall be developed in phases. It is anticipated that the overall
development of the PUD may include up to eight (8) phases, as generally depicted on the
PUD Concept Plan and described below:
A. Phase 1: 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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Clarian North Hospital Campus PUD
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
l-A and Area I-B shall be required to file for and obtain Final Development Plan
and ADLS approval in accordance with Section 24 of the Cannel/Clay Zoning
Ordinance; (ii) all development within Area 2 shall be required to file for and
obtain Final Development Plan and ADLS approval in accordance with Section
24 of the Carmel / Clay Zoning Ordinance; and, (iii) aU development within the
PUD shall be in compliance with the development requirements of this PUD.
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Clarian North Hospital Campus PUD
PUD CONCEPT PLAN
Clarian North Hospital Campus Planned Unit Development
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Date: February 19,2003
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IV.
Clarian North Hospital Campus pun
Permitted Uses and Development Standards
The Clarian North Hospital Campus Planned Unit Development will be divided by the
proposed north-south extension of Illinois Street through the site. The real estate located
east of Illinois Street will make up Area 1, while the real estate located west of Illinois
Street will make up Area 2.
Area] consists of approximately sixty-five (65) to seventy (70) acres and is located
between the future extension of Ilhnois Street and US 31. Area 1 contains two sub-areas
as described below.
Area 2 consists of thirty-five (35) to forty (40) acres ofreal estate and is located between
the future extension of l11inois Street and Spring Mill Road. Area 2 includes five 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 or overlay district of the Carmel! Clay Zoning
Ordinance, the provisions ofthis PUD shaH control.
A.
Area I-A
Area I-A consists ofapproxirnately fifty-five (55) to sixty (60) acres prominently
located along the US 31 frontage of the real estate extending north from 116th
Street, and represents the focal point of the proposed PUD. Area I-A is intended
to provide for the development of a major hospital facil ity, high intensity hospital
related uses and the physical plant necessary to support a major hospital
development.
1. Area I-A: Permitted Uses:
a. Hospital.
b. Medical Office Building ~ including but not limited to: all
professional medical offices; medical research laboratories; dental
laboratories; optical laboratories.
c. Parking Structure.
d. Helipad.
e. Central Plant.
f.
Retail Uses (which may comprise up to fifteen (15) percent ofthe
gross floor area of any building).
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Clarian North Hospital Campus PUD
Accessory Uses and Structures. Accessory uses and structures
which arc subordinate, appropriate and incidental to the above-
permitted uses shall be permitted, including but not limited to:
cafeteria/deli/coffee shop; photocopying and duplicating services;
trash enclosures; fitness center; child care center; day nursery;
short term child care; surface parking and loading areas;
automated teller machines (ATM's); and, utilities.
g.
2. Area I-A: Development Standards
a. Maximum Building Height: One-hundred and fifty (150) feet,
with a maximum of nine (9) stories.
b. 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.
c. Minimum Front Yard Along US 31:
(1) Hospital Building: Two-hundred (200) feet from the
existing right-of-way of US 31 (as of January 2003). *
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(2)
Central Plant: Ninety (90) feet from the existing right-of-
way of US 31 (as of January 2003). *
*
Refer to the Final Development Plan for Area 1 for the
precise placement of the initial hospital building. The
major structural elements (i.e., excluding entrance canopies
or other minor fayade 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.
(3)
Use of Minimml1 Front Yard: Said minimum front yards
shall be landscaped in compli~nce with Section V., 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.
Minimum Front Yard Along 116th Street: Two-hundred (200) feet.
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Date: March 6, 2003
Clarian North Hospital Campus PUD
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1.
Minimum Front Yard Along Illinois Street: Twenty (20) feet.
Minimum Side Yard: Fifteen (15) feet.
Minimum Rear Yard: Fifteen (15) feet.
Minimum Lot Size: Five (5) acres.
Minimum Ground Floor Area: Thirty thousand (30,000) square
feet (not applicable to the Central Plant).
J. Maximum Lot Coverage: Sixty-five (65) percent of the lot.
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k. Parking: See Chapter 27 of the Cannel/ Clay Zoning Ordinance.
1. Loading:
(1) Hospital Use:
(a)
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 wall(s) and
plant materials.
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(b) Minimum of three (3) berths per hospital complex
(i.e., initial hospital building plus potential
expansions connected to the initial hospital
building).
(2) Other Business Uses:
(a) Loading berths shall not be oriented to US 31.
(b) Loading berths oriented toward Illinois Street shall
be landscaped/screened using masonry walles),
plant material or a combination thereof, subject to
the approval of the Carmel/Clay Plan Commission.
(c) 0 - 40,000 square feet of gross floor area: Zero (0)
berths.
(d) 40,001 - 100,000 square feet of gross floor area:
One (1) berth.
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(e)
Each additional 200,000 square feet of gross floor
area: One (I) additional berth.
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m.
Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building.
n. Landscaping: See Section V., below.
o. Lighting: See Section VI., below.
p. 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.
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B.
Area 1-8:
Clarian North Hospital Campus PUD
Area 1-8 consists .of approximately ten (10) to twelve (12) acres located along the
US 31 frontage, north of the proposed main hospital building and south of the
Ritz Charles facility which is located north of the overall site. Area 1-B is
intended for higli intensity development in support of a major hospital facility or
the expansion of hospital facilities into the Area.
1. Area 1-B: Permitted Uses:
a. Child Care Center.
b. Day Nursery.
d.
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h.
c. Medical Office Building - including but not limited to: all
professional medical offices; medical research laboratories; dental
laboratories; optical laboratories.
Fitness Center.
Hospital.
Retail Uses (which may comprise up to fifteen (15) percent of the
gross floor area of any building).
Surface Parking or Parking Structure.
Accessory Uses and Structures. Accessory uses and structures
which are subordinate, appropriate and incidental to the above-
permitted uses shall be pemlitted, including but not limited to:
cafeteria/deli/coffee shop; photocopying and duplicating services;
trash enclosures; short term child care; surface parking and
loading areas; and, utilities.
2. Area 1-8: Development Standards
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a. Maximum Building Height: One-hundred and fifty (150) feet,
with a maximum of nine (9) stories.
b. Minimum Building Height Along and Oriented Toward US 31 :
thirty-eight (38) feet with a minimum of three (3) stories capable
of being occupied.
c.
Minimum Building Height Along and Oriented Toward Illinois
Street: twenty-six (26) feet with a minimum of two (2) stories
capable of being occupied.
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Clarian North Hospital Campus PUD
d.
Minimum Front Yard Along and Oriented Toward US 3 I: Ninety
(90) feet from the existing right-of-way of US 31 (as of January
2003).
e. Minimum Front Yard Along and Oriented Toward Illinois Street:
Fifteen (IS) feet, but in no case greater than thirty (30) feet.
f. Minimum Side Yard: Fifteen (15) feet.
g. Minimum Rear Yard: Fifteen (15) feet.
h. Minimum lot size: Five (5) acres.
1. Minimum ground floor area: Fifteen thousand (15,000) square
feet.
J. Maximum lot coverage: Sixty-five (65) percent ofthc lot.
k. Parking: Sce Chapter 27 ofthe Carmel! Clay Zoning Ordinance.
L Loading:
(1)
Hospital Use:
(a) 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.
(b) Minimum of two (2) berths per free-standing
hospital building.
(2) Other Business Uses:
(a) Loading berths shall not be oriented to US 31.
(b) Loading berths oriented toward Illinois Street shall
be landscaped/screened using masonry walles),
plant material or a combination thereof, subject to
the approval of the Carmel I Clay Plan Commission.
(c) 0 - 40,000 square feet of gross floor area: Zero (0)
berths.
(d)
40,001 - 100,000 square feet of gross floor area:
One (1) berth.
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(e)
Each additional 200,000 square feet of gross floor
area: One (1) additional berth.
m. Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building.
n. Landscaping: See Section V., below.
o. Lighting: See Section VI., below.
p. Signs: Signs for Area I-B shall be as approved by the Carmel!
Clay Tovl11ship Plan Commission as an extension of the Clarian
Health North Campus Sign Program filed with this PUD, pusuant
to an ADLS Approval, with the minimum allowable number of
signs and minimum allowable sign area of signs as set forth in
Chapter 25.7: Sign Ordinance of the Carmel! Clay Township
Zoning Ordinance.
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Clarian North Hospital Campus PUD
c.
Area 2-A: Tree Conservation (See Section V - Landscaping for description of
Tree Conservation Area).
D. Area 2-B:
Area 2-B represents approximately two (2) to five (5) acres of real estate which is
bounded on the east by the proposed Illinois Street extension and on the north by
a one-hundred (100) foot separation from the north property line ofthe overall
PUD. Said one-hundred (100) foot separation from the north property line shall
be a part of the Area 2-A Tree Conservation Area. Area 2-B is intended for
relatively low intensity uses to provide a transition from the residential use
existing to the north and the hospital campus.
1. Area 2-B: Permitted Uses:
a. Child Care Center.
b. Day Nursery.
c.
Medical Office Building - including but not limited to: all
professional medical offices, medical research laboratories; dental
laboratories; optical laboratories
d.
Offices - including but not limited to: professional offices;
general offices; financial institutions.
e. 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:
cafeteria/deli/coffee shop; photocopying and duplicating services;
trash enclosures; surface parking and loading areas; automated
teller machines (A TM's); and, utilities.
f. 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 offimess 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.
2. Area 2-B: Development Standards
a. Maximum Building: Height: Thirty-five (35) feet, with a maximum
of two-stories.
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Clarian North Hospital Campus PUD
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b.
Minimum Front Yard: Fifteen (15) feet; but in no case greater than
thirty (30) feet.
c. Minimum Side Yard: Ten (10) feet
d. Minimum Rear Yard: Ten (10) feet.
e. Minimum Lot Width: One hundred (100) feet.
f. Minimum Lot Size: One (1) acre.
g. Minimum Ground Floor Area: Ten thousand (10,000) square feet
per building; nine hundred (900) square feet per tenant.
h. Maximum lot coverage: seventy-five (75) percent of the lot.
1. Parking:
(1 ) Location:
(a)
Parking areas or interior access drives, for a child
care center use only, may be located between the
established front building line oriented toward
Illinois Street.
(b) Parking areas for all other uses shall not be located
in front of the established front building line
oriented toward Illinois Street.
(2) Amount: See Chapter 27 of the Carmel/ Clay Zoning
Ordinance.
J. Loading: Applicable to all business uses.
(1) Loading berths oriented toward Illinois Street shall be
landscaped/screened using masonry walles), plant material
or a combination thereof, subject to the approval of the
Carmel! Clay Plan Commission.
(2) 0 - 40,000 square feet of gross floor area: Zero (0) berths.
(3) 40,001 - 100,000 square feet of gross floor area; One (1)
berth.
(4)
Each additional 200,000 square feet of gross floor area:
One (1) additional berth.
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k.
Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building; provided, however, such limitation shall not apply to any
outdoor play areas or outdoor recreation areas associated with a
child care or day nursery facility.
1. Landscaping: See Section V., below.
m. Lighting: See Section VI., below.
n. Signs: as approved by the Carmel! Clay Tov'l11ship Plan
Commission under an ADLS Approval, with the minimum
allowable number of signs and minimum allowable sign area of
signs as set forth in Chapter 25.7: Sign Ordinance of the Carmel !
Clay Township Zoning Ordinance.
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E.
Area 2-C:
Clarian North Hospital Campus pun
Area 2-C represents approximately five (5) to seventeen (17) acres of real estate
centrally located along the PUQ's frontage on Spring Mill Road for a minimum
depth of one-hundred and fifty (150) feet from the Spring Mill Road right-of-way.
Area 2-C is intended to provide a transition between potential residential uses on
the west side of Spring Mill Road and those high intensity uses recommended
along the US 31 Corridor. Transition is accomplished in Area 2-C by a
combination of permitted use restrictions, height regulations, architectural
regulations and site design restrictions.
1. Area 2-C: Permitted Uses:
a.
b.
c.
d.
e.
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Dwelling Units (located above the first floor).
Multifamily Townhouse Dwellings.
Home Occupations.
Assisted Living Facility.
Day Nursery.
Medical Office Buildings - including but not limited to: all
professional medical oiflces, medical research laboratories; dental
laboratories; optical laboratories
g. Offices - including but not limited to: professional offices; general
offices; financial institutions.
h. General Service Establishments - including but not limited to:
barber shop; beauty shop; dry cleaning and laundry establishment.
l. Accessory Uses and Structures. Accessory uses and structures
which are subordinate, appropriate and incidental to the above-
permitted uses shall be pernlitted, including but not limited to:
cafeteria/deli/coffee shop; photocopying and duplicating services;
trash enclosures; surface parking and loading areas; automated
teller machines (A TM's); and, utilities.
J.
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.
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Clarian North Hospital Campus PUD
2.
Area 2-C: Development Standards
a. Maximum Building Height: Forty (40) feet.
b. Minimum Front Yard: Fifteen (15) feet, but in no case greater than
thirty (30) feet.
c. Minimum Side Yard: Ten (10) feet.
. d. Minimum Rear Yard: Ten (10) feet.
e. Minimum Lot Width: One hundred and fifty (150) feet.
f Minimum Lot Size: One (1) acre.
g. Minimum Ground Floor Area:
(1) Multifamily Townhouse Dwellings: Eight hundred (800)
square feet per dwelling unit.
(2) All other uses: Ten thousand (10,000) square feet per
building; nine-hundred (900) square feet per tenant.
h.
Maximum Lot Coverage: Seventy-five (75) percent of the lot.
1. Parking:
(1) Location: Parking areas shall not be located in front of the
established front building line oriented toward Spring Mill
Road.
(2) Amount: See Chapter 27 ofthe Carmel ,/ Clay Zoning
Ordinance.
J. Loading: Applicable to all business uses.
(1) Loading berths shall not be oriented to Spring Mill Road.
(2) 0 - 40,000 square feet of gross floor area: Zero (0) berths.
(3) 40,001 - 100,000 square feet of gross floor area: One (1)
berth.
(4) Each additional 200,000 square feet of gross floor area:
One (1) additional berth.
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k.
Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building.
1. Landscaping: See Section V., below.
m. Lighting: See Section Vl., below.
n. Signs: as approved by the Carmel! Clay Township Plan
Commission under an ADLS Approval, with the minimum
allowable number of signs and minimum allowable sign area of
signs as set forth in Chapter 25.7: Sign Ordinance of the Carmel!
Clay Township Zoning Ordinance.
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Clariall North Hospital Campus PUD
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F.
Area 2-D:
Area 2-D represents approximately ten (10) to twenty-two (22) acres of real estate
centrally located within the PUD along the west side of the proposed extension of
Illinois Street. Development within Area 2-D is intended far higher intensity
dwelling, office, retail and other uses typically associated with and in dose
proximity to a major hospital facility.
1. Area 2-D: Permitted Uses:
a. Dwelling Units (located above the first floor).
b. Multifamily Townhouse Dwellings.
c. Assisted Living Facility.
d. Child Care Center.
e. Day Nursery.
f.
Medical Office Buildings - including but not limited to: all
professional medical offices, medical research laboratories; dental
laboratories; optical laboratories
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g. Offices - including but not limited to: professional offices;
general offices; financial institutions.
h. General Service Establishments - including but not limited to:
barber shop; beauty shop; dry cleaning and laundry establislmlent;
heath spa or fi tness center.
1. Retail- including but not limited to: antique shop; apparel shop;
art gallery; art and music center; bakery; bookstore; business
and electronic machines and equipment sales; camera shop; candy
or ice cream shop; craft and hobby shop; dressmaking shop;
duplicating and blue print establishment; flower shop;
haberdashery; interior decorating shop; jewelry store; leather and
luggage; millinery shop; newsdealer; office supply store;
optician and optical supply; orthopedic and medical appliance and
supply sales; photographic studio; printing shop; shoe repair
shop; shoe store; stationer; tailor and dressing shop; toy shop;
upholstery andJor drapery shop; variety store.
J. Food Services: Restaurant (sit dmvn); Delicatessen.
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Hotel.
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1.
Clarian North Hospital Campus PUD
Conference Center.
m. 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:
cafeteria/deli/cOffee shop; photocopying and duplicating services;
trash enclosures; surface parking and loading areas; automated
teller machines (A TM's); and, utilities.
n. Trail. A trail system that will serve the PUDand 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.
2. Area 2-D: Development Standards
a. Maximum Building Height:
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d.
e.
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g.
h.
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(1)
\\I'ithin two-hundred (200) feet of the west right-of-way line
of Illinois Street: Ninety (90) feet, with a maximum of
eight (8) stories.
(2) Greater than two-hundred (200) feet from the west right-of-
v'/ay line of Illinois Street: fifty (SO) feet, with a maximum
of four (4) stories.
b. Minimum Building Height: Twenty-six (26) feet, with a minimum
of two (2) floors capable of being occupied.
Minimum Front Yard: Fifteen (15) feet, but in no case greater than
thirty (30) feet.
Minimum Side Yard: Ten (10) feet.
Minimum Rear Yard: Ten (10) feet.
Minimum Lot Width: One hundred and fifty (150) feet.
Minimum Lot Size: One (1) acre.
Minimum Ground Floor Area: Ten thousand (10,000) square feet
per building; nine-hundred (900) square feet per tenant.
Maximum Lot Covera~e: Seventy-five (75) percent of the lot.
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Parking:
(1) Location: Parking areas shall not be located in hont ofthe
established front building line oriented toward Illinois
Street.
(2) Amount: See Chapter 27 of the Carmel f Clay Zarling
Ordinance.
k, Loading: Applicable to all business uses.
(1) Loading berths oriented toward lllinois Street shall be
landscaped/screened using masonry walles), plant material
or a combination thereof, subject to the approval of the
Carmel! Clay Plan Commission.
(2) 0 - 40,000 square feet of gross floor area: Zero (0) berths.
(3) 40,001 - 100,000 square feet of gross floor area: One (1)
berth.
(4)
Each additional 200,000 square feet of gross floor area:
One (1) additional berth.
L Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building.
ill, Landscaping: See Section V., below.
n. Lighting: See Section VI., below.
0, Signs: as approved by the Carmel! Clay Township Plan
Commission under an ADLS Approval, with the minimum
allowable number of signs and minimum allowable sign area of
signs as set forth in Chapter 25,7: Sign Ordinance of the Carmel!
Clay Township Zoning Ordinance.
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G.
Area 2-E:
Area 2-E represents approximately eight (8) to nine (9) acres of real estate along
the 1 16th Street frontage of the overall PUD between Spring Mill Road on the
west and Illinois Street on the east. Area 2-E is intended to provide for a wide
range of uses typically associated \vith a major hospital campus. Area 2-E is
proposed to be developed as an integrated center featuring either a combination of
multi-use buildings or individual use buildings, provided that a minimum ground
floor area per building is maintained.
1. Area 2-E: Permitted Uses
a. Offices - including but not limited to: professional offices;
general offices; financial institutions.
b. Medical Office Buildings - including but not limited to: all
professional medical offices, medical research laboratories; dental
laboratories; optical laboratories
c.
General Service Establishments - including but not limited to:
barber shop; beauty shop; dry cleaning and laundry (pick-up,
delivery or self-serve); heath spa or fitness center.
d. Retail - including but not limited to: antique shop; apparel shop;
art gallery; art and music center; bakery; bookstore; business
and electronic machines and equipment sales; camera shop; candy
or ice cream shop; craft and hobby shop; dressmaking shop; drug
store; duplicating and blue print establishment; flower shop;
haberdashery; interior decorating shop; jewelry store; leather and
luggage; millinery shop; newsdealer; office supply store;
optician and optical supply; orthopedic and medical appliance and
supply sales; photographic studio; printing shop; shoe repair
shop; shoe store; stationer; tailor and dressing shop; toy shop;
upholstery and/or drapery shop; variety store.
e. Food Services: Restaurant (sit down); Delicatessen.
f. HoteL
g. Conference Center.
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h.
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:
cafeteria/deli/coffee shop; photocopying and duplicating services;
trash enclosures; surface parking and loading areas; automated
teller machines (A TM's); and, utilities.
2. Area 2-E: Development Standards
a. Maximum Building I-Ieight:
(1) Within two-hundred (200) feet of the west right-of-way line
of Illinois Street: Ninety (90) feet, with a maximum of
eight (8) stories.
(2) Greater than two-hundred (200) feet from the west right-of-
way line of Illinois Street and greater than two-hundred
(200) feet from the east right-of-way line of Spring Mill
Road: Fifty (50) feet, with a maximum of four (4) stories.
(3) Within two-hundred (200) feet ofthe east right-of-way line
of Spring Mill Road: Forty (40) feet.
b.
Minimum Front Yard: Fifteen (15) feet, but in no case greater than
thirty (30) feet.
c. Minimum Side Yard: Ten (10) feet.
d. Minimum Rear Yard: Ten (10) feet.
e. Minimum Lot Width: One hundred and fifty (150) feet.
f. Minimum Lot Size: Three (3) acres; provided that not more than
one (1) lot may be as small as one (1) acre.
g. Minimum Ground Floor Area: Ten thousand (10,000) square feet
per building, nine hundred (900) feet per tenant.
h. Maximum Lot Coverage: Seventy-five (75) percent of the lot.
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1.
Parking:
(1) Location: Parking areas shall not be located in front of the
established front building line oriented toward Illinois
Street, 116th Street and Spring Mill Road.
(2) Amount: See Chapter 27 of the Camlell Clay Zoning
Ordinance.
J. Loading: Applicable to all business uses.
(1) Loading berths oriented toward 116th Street or l11inois
Street shall be landscaped/screened using masonry walles),
plant material or a combination thereof, subject to the
approval of the Carmel/Clay Plan Commission.
(2) 0 - 40,000 square feet of gross floor area: Zero (0) berths.
(3) 40,00 I-I 00,000 square feet of gross floor area: One (1)
berth.
(4)
Each additional 200,000 square feet of gross floor area:
One (1) additional berth.
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k. Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building; provided, however, outdoor seating in association with a
restaurant, delicatessen or similar food service may be allowed in
compliance with the following regulations:
(1 ) Outdoor seating shall not be located between a building
line and any residential use developed within this PUD;
(2) Outdoor seating shall not be located in any required yard or
any street right-of-way;
(3) Outdoor seating shall be located adjacent to the business'
tenant bay or storefront fayade;
(4) The perimeter of the outdoor seating area shall be
landscaped in a manner consistent with landscaping
requirements for "plantings adjacent to buildings" of the
US 31 Overlay District;
(5)
Outdoor seating shall not exceed twenty percent (20%) of
the Gross floor area of the restaurant; and,
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(6)
outdoor seating shall not block any entrance or exit to or
from the business or building.
L Landscaping: See Section V., below.
m. Lighting: See Section VI., beiow.
n. Signs: as approved by the Cannel/Clay Township Plan
Commission under an ADLS Approval, with the minimum
allowable number of signs and minimum allowable sign area of
signs as set forth in Chapter 25.7: Sign Ordinance ofthe Carmel!
Clay Township Zoning Ordinance.
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Landscaping
Landscaping for Area 1: Area 1 shall be landscaped in compliance with the requirements
of the US 31 Overlay District.
Area 2 _ Residential Use: Landscaping for any residential use located within Area 2 of
this PUD shall be determined by the Carmel/Clay Township Plan Commission in
connection with the approval of the Final Development Plan and ADLS for such
development.
Area 2 ~ Tree Conservation Area: In order to provide a buffer area for residential uses
existing north of the site, Area 2 shall include a Tree Conservation Area measuring a
minimum of one-hundred (100) feet in depth from the north property line and extending
from the cast right-of-way line of Spring Mill Road to the west right-of-way line of the
future extension of Illinois Street. Clearing of dead or diseased trees or undesirable
undergrowih (i.e., poison ivy, sticker bushes, etc.) shall be allowed within the Tree
Conservation Area.
Area 2 _ Business Use: Landscaping for any business use within Area 2 of this PUD
shall comply with the following regulations:
A.
Depth of Plantin~ Strip: Planting strips shall be provided as specified in this
Section. Such planting strip requirements shall not be cumulative in nature.
Wherever more than one (1) planting strip is applicable: the planting strip that
requires the greater depth of yard shall apply as to the depth of planting strip;
and, the planting strip that requires the greater base planting unit shall apply as to
the base planting unit.
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1. Front Yard Planting Strip: Minimum width shall be fifteen (15) feet (co-
existent with the required front yard), shan be provided adjacent to any
right-of-way.
2. Planting Strip Adjacent to an Entry Drive: Minimum width ten (10) feet.
3. Planting Strip Adjacent to any Parking Area: Minimum width as follows:
a. 5' wide when adjacent to abusiness portion oftms PUD.
b. 15' wide when adjacent to Spring Mill Road, 1 1 6th Street, Illinois
Street or a residential use developed as part ofthis PUD.
B. Improvements in Planting Strip: The planting strip shall be unoccupied except for
plant material, steps, terraces, driveway and pathway crossings, lighting
standards, signs, benches, and other similar slructures.
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c.
Base Planting Unit for Planting Strips: The base planting unit for planting strips
shall be as follows:
1. Adjacent to a right-of-way, for each one hundred (100) linear foot
increment:
a. Three (3) shade trees.
b. Two (2) ornamental trees.
c. Ten (10) shrubs or berms at a minimum of thirty-six (36) inches in
height.
2. Adjacent to entry drives: Same planting unit standards as for adjacent to
any right-of-way, above.
3. Adjacent to parking areas: Plantings shall be included in each planting
strip required adjacent to a parking area as follows:
a.
when oriented to a business portion of this PUD, the following
materials shall be planted for each one-hundred (100) lineal feet of
planting strip:
(1) One (1) shade tree.
(2) One (1) ornamental tree.
(3) Five (5) shrubs or berms at a minimum of thirty-six (36)
inches in height.
b. when oriented to a public right-of-way or a developed residential
use portion ofthis PUD, the following materials shall be planted
for each one-hundred (100) lineal feet of planting strip:
(1) Three (3) shade trees.
(2) Four (4) ornamental trees.
(3) Twenty-one (21) shrubs or berms at a minimum of thirty-
six (36) inches in height.
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D.
Planting Areas Adjacent to Primary Use Buildings:
1. Front of Buildings: A planting area equal to an area measuring fifteen
(15) feet in depth by the width ofthe front ofthe building plus twenty (20)
feet (to extend ten (l0) feet out on both sides) shall be installed along
building facades oriented toward Spring Mill Road, 1] 6th Street and
Illinois Street.
2. Base Planting Units: When located next to a primary use building, the
following planting shall be required:
a. One (1) shade tree.
b. One (1) ornamental tree.
c. Five (5) shrubs
3. Sidewalk in Planting Areas: Sidewalks up to eight (8) feet in width may
be permitted in planting areas, but shall not occupy the entire planting area
on any side of the building(s).
4.
Design of Planting Areas: Planting areas adjacent to buildings need not be
rectangular in shape as long as the total square foot area required to
landscaped is provided (i.e., ilU10vative and original designs are
encouraged).
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E. Planting Areas Within Parking Lots: A minimum of one (1) shade tree and five
(5) shrubs shall be planted within each parking lot for every ten (10) parking
spaces provided, or portion thereof.
F. Installation and Maintenance: All planting strips and planting areas shall comply
with the following requirements:
1. Minimum Size at Time of Planting:
a. Shade Trees: 2 1/2 inch caliper, a minimum height of eight (8) feet,
and a branching height of not less than 1/3 nor more than ] /2 of
tree height.
b. Ornamental trees: 1 ]/2 inch caliper a minimum height of six (6)
feet, and a branching height of not less than 1/3 nor more than 1/2
of tree height.
c. Evergreen trees: A minimum height of six (6) feet
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d.
Deciduous shrubs: A minimum height of twenty-four (24) inches,
and no less than six (6) main branches upon planting.
e. Evergreen shrubs: A minimum height and spread of twenty- four
(24) inches.
2. Minimum Dimensions: The minimum dimension, in any direction of a
planting area or planting median shall be based upon the plant selection, as
tollows:
a.
Shade Trees:
9 feet wide
b.
Ornamental Trees:
7 feet wide
c.
Shrubs (only):
5 feet wide
3. Plant Species Selection: Landscaping materials selected shalt be
appropriate to local growing and climate conditions
4.
lnstallation: All required landscaping shall be installed prior to the
issuance of a final Certificate of Occupancy by the Department of
Community Services. 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 not
yet installed, prior to the issuance of the Final Certiflcate of Occupancy.
5. Maintenance: It shalt be the responsibility of the owners and their agents
to insure maintenance of project landscaping approved in accordance with
these requirements. Project landscaping includes, 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.
6. Changes After Approval: Alterations in landscaping may be approved by
the Director in order to conform to specific site conditions.
7. Inspection: The Director shall have the authority to visit any tract within
this PUD to inspect the landscaping and check it against the approved plan
on file.
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Clarian North Hospital Campus PUD
Lighting.
Lighting for Area 1 shall be in compliance with the requirements of the US 31 Overlay
lli~~. I
Lighting within Area 2 this PUD shall comply with the following regulations:
A. S;1 e 1 i ghting plan, ,hall include the layout, sJread and i ntensi ly of all site lighting,
including: I
1. Parking lot and service I storage area Ilighting;
2. Architectural display lighting;
3. Security lighting;
4. Pedestrian way lighting; and,
5. Landscape lighting.
B.
The height of light standards shall not exceeu:
1. fifteen (15) feet above grade when Ideated within ninety (90) feet of the
east right-of-way line of Spring Mill Road; or,
2. twenty-five (25) feet above grade elsewhere in Area 2.
C. Light levels shall not exceed:
1. 0.1 maintained foot-candle at the east right-of-way line of Spring Mill
Road;
2. 0.3 maintained foot candles at the north right-of-way line of 116th Street;
and,
3. 0.3 maintained foot candles at the west right-of-way line of Illinois Street.
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VII. Design Guidelines
In order to assure compatible architectural styles within the PUD and to provide
appropriate transition in terms of scale and density b~tween the plmmed residential
development located west of Spring Mill Road and the high density uses recommended
along the U.S 31 Corridor by the C~ty of ~ar~el andlpr~pose~ in ~onne~tion with this
plmmed umt development, the DesIgn Gmdel1nes contamed III thIS sectlOn shall be
applicable.
A.
B.
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Area I-A: Architectural design for Area I-Pi. shall be consistent with the Final
Development Plan for Area I-A submitted si!multaneously with the PUD.
Area I-B: Architectural design for Area I-J shall be consistent with the
requirements of the US 31 Overlay District; I provided, however, if Area I-B is
developed for a hospital building, said hospital building shall have an
architectural design which is consistent with that approved for Area I-A.
c.
Area 2-A: The design of any approved trail shall be ten (10) feet in width,
constructed of depth and materials consistent with the standards specified by the
City of Carmel. I
Area 2-B: Architectural design for Area 2-B shall be as approved by the Carmel
/ Clay Township Plan Commission in its re+ew of the ADLS plans for Area 2-B,
with consideration given to the intemallocation of Area 2-B within the overall
PUD and compatibility of the proposed dev6lopment to other approved
developments within thi sPUD.
D.
E. Area 2-C (also applicable to Area 2-E):
Attached to this PUD are a series of photographs of various buildings. These
photographs are intended to provide a grap~ic representation of the intent of the
Design Guidelines for Area 2-C. The phot6graphs are 110t intended to propose
specific building designs. I
In reviewing the architectural design ofbui~ding(s) proposed to be built in
Area 2-C and Area 2-E, factors to be consi0ered by the Carmel / Clay Township
I
Plan Commission shall include but are not limited to the following:
1. Design Theme: Buildings should bJ designed with a consistent overall
theme.
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2.
Building Proportion: Buildings should be designed as a composition of
related forms governed by the application of the Golden Section (1 : 1.6).
Buildings should generally avoid long, monotonous, uninterrupted walls
or roof planes. The design and placement of building facades, doors,
windows, and architectural design details should be through use of
Regulating Lines.
"
,).
Building Rei ght: The height of new principal buildings should be at least
two (2) floors capable of being occupied, or be designed to appear so from
the front and sides. The minimum height for all buildings should be
twenty (20) feet, either at the rooftine or at the top ofthe parapet wall.
4.
Building Facades: Facades should have a defined base or foundation, a
middle or modulated wall, and a top formed by a pitched roof or
articulated cornice, in each instance appropriate to the building style.
Buildings with continuous facades that are ninety (90) feet or greater in
width, should be designed v'lith offsets (projecting or recessed) not less
than two (2) feet deep, and at intervals of not greater than sixty (60) feet.
Facades constructed of more than one material should only change
material along a horizontal line or a vertical1ine (not a diagonal line).
Front and side facades of buildings located on corner lots or parcels should
be of the same materials and similarly detailed.
5.
Roofs: Roofs should be simply and symmetrically pitched and only in the
configuration of gables and hips, with pitches ranging from 4: 12 to 14: 12.
Shed roofs are permitted only when the ridge is attached to an exterior
wall of a building, and should conform to pitch between 14: 12 and 4: 12.
Pitched roofs shall be clad in wood shingles, slate, composition asphalt
shingle or standing-seam metal panels with a color selected to blend with
or complement the primary building colors.
Dormers shall be designed with the correct details, proportion and style
consistent with the overall building composition, and roofed with
symmetrical gable, rup or barrel roofs. Belvederes, cupolas, and pergolas
are permitted if appropriate to the style, well proportioned, and fully
detailed.
All vents, attic ventilators, turbines, flues and others roof penetrations
must be painted to match the color of the roof or flat black, except those
made of metal which may be left natural. Gutters and downspouts shall be
appropriate to or visually integrated with the architectural style of the
structure.
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Flat roofs may be permitted in Area 2-E, when consistent with the style of
architecture, if edged by a railing or parapet, and ifrooftop mechanical
equipment is either camouflaged on all sides or visually integrated into the
overall design of the building.
In no case shall rooftop mechanical equipment be visible from Spring Mill
Road or adjoining residential development within this PUD.
6. Entrances: Building entrances shall be defined and articulated by
architectural elements such as lintels, pediments, pilasters, columns, and
other design elements appropriate to the architectural style and details of
the building as a whole. The location, orientation, proportion and style of
doors must faithfully reflect the chosen style of the building.
7. Windows: All window design shall be compatible with the style,
materials, color, details and proportion of the building. The number of
panes, the way the windows open, the trim around the windows and
whether the windows are embellished with shutters must be consistent
with the architectural style of the structure.
8.
Awnings: Fixed or retractable awnings are permitted if the aVv11ings:
complement a building's architectural style, material, colors, and details;
do not conceal architectural features (such as cornices, columns, pilasters,
or decorative details); do not impair facade composition; and, are
designed as an integral part of the facade. Metal or aluminum awnings are
prohibited.
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9. Storefronts: Storefronts shall be integrally designed with overall facade
character; provided, however, storefronts shall not exceed seventy-five
percent (75%) of the total ground level (first floor) facade area.
Buildings with multiple storefronts shall be of unified design, through the
use of common materials, architectural details, signage and lighting
consistent with the overall building style.
10. Drive-thru windows: Drive-thru windows shall be designed as a related,
integrated architectural element and part of the overall design composition
of the building.
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11.
Suitability of Building Materials: Unless othervvise approved by the
Carmel! Clay T O\vnship Plan Commission, building materials shall be
consistent with the following:
a, Exposed foundation shall be constructed of one or more of the
following:
(1) Brick;
(2) Stone (limestone, granite, fieldstone, etc,); or,
(3) Split-face block or architectural pre-cast concrete, if surface
looks like brick or stone.
b. Facade walls shall be constructed of any combination of:
(1) Brick or stone;
(2) Smooth cut cedar shingles;
(3) Wood clapboard siding;
(4)
Wood beaded siding; or,
(5) Stucco with smooth finish, or dryvit (or equivalent), not to
exceed twenty percent (20%) of the overall non-window
facade area.
12. Design in relation to topography of the site;
13. Design of proposed landscaping in relation to structures; and,
]4. Overall aesthetics of the proposed building, including color.
F. Area 2-D:
Architectural design for Area 2-D shall be as approved by the Carmel I Clay
Township Plan Commission in its review ofthe ADLS plans for Area 2-D, with
consideration given to the internal location of Area 2-D within the overall PUD
and compatibility of the proposed development to other approved developments
within this PUD.
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G.
Area 2-E:
The Design Guidelines applicable to Area 2-E are intended to provide for
designated permitted uses in a manner which does not encourage" suburban big
box" development, while, at the same time, not encouraging the development of a
series of small "out lots"along the 116th Street or Spring Mill Road frontage. To
that end, the Design Guidelines for Area 2-E shall be the same as those listed
above for Area 2-C.
H. Lighting - All of Area 2:
1. Site lighting shall be coordinated throughout Area 2 of the PUD and be of
a uniform design, color and materials.
2. All exterior parking lot and service / storage area lighting fixtures shall be
full cut off fixtures.
3. All architectural display lighting and sign lighting shall be generated from
shielded light fixtures so that the luminaries are not visible from any right-
of-way line.
1.
Signs - All of Area 2:
In order to encourage signs, which by their design are integrated with and
harmonious to the buildings and sites which they occupy, all freestanding signs
and wall signs shall comply with the basic design parameters estahlished below
and during the initial ADLS review for the first development within Area 2:
1. Freestanding Signs:
All identification signs or directory signs shall include a masonry base.
Ihe message ofthe sign may be displayed by individual back-lighted
letters or by a sign face with internal illumination. If internal illumination
is used, the.background of the sign shall be a dark, non-translucent color
with the letters, logos or message being a contrasting, light translucent
color.
2. Wall Signs:
a. General: All wall signs shall be composed of individual letters or
logos.
b. Retail Uses:
(1)
Wall signs shall be limited to no more than two (2) lines of
text and no more than three (3) colors, including logos.
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(2)
If illuminated, illumination shall be by way of interior
lighting or pack lighting.
c. Other Business Uses:
(1) Wall signs shall be limited to no more than one (1) line of
text and no more than two (2) colors, including logos.
(2) If illuminated, illumination shall be by way of back
lighting.
J. Mechanical Equipment.
All mechanical equipment shall be screened from an adjoining public right-of-
way by the building or a suitable wall or fencing designed to be generally
compatible with the architectural style of the building( s) with which the
mechanical equipment is associated.
K. Parking Lot Design.
1.
Efforts to break up large expanses of pavement are to be encouraged by
the interspersing of appropriate planting areas.
2.
Direct, articulated pedestrian access shall be provided from the street to
the main entrance ofthe building(s).
3. Handicapped parking shall be provided in an amount and design ,vhich is
in compliance with the ADA Accessibility Guidelines for Buildings and
Facilities.
4. Above-grade, structured parking facilities shall have on all sides
architectural features that are compatible with the building(s) with which
they are associated.
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Clarian North Hospital Campus PUD
Examples of Intent of Design Guidelines for Area 2-C
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INIMAN2 699623v8
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Examples of Intent of Design Guidelines for Area 2-C
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Date: February 19,2003
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Clarian North Hospital Campus pun
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Date: February 19,2003
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Date: February 19,2003
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VIII. Traffic / Roadway Improvements.
A. Illinois Street.
1. Right-of-Way: Right-of-way for the portion of Illinois Street to be
developed with the first phase of construction shall be provided pursuant
to the terms and conditions of a TIP Agreement with the City of Cannel.
Additional right-of~way necessary to connect the first phase of
development to the north property line of the PUD shall be dedicated upon
receipt of a final alignment from the City of Carmel pursuant to the tenns
and conditions of a TIF Agreement with the City of Carmel.
2. Development: Petitioner proposes the initial development of Illinois
Street north from 116th Street to approximately the south line of the
existing wooded area in Area 2-A and Area 2-B pursuant to the terms and
conditions of a TIF Agreement with the City of Carmel. Future extension
of Illinois Street to the north property line of the pun shall either occur in
. connection with the development of Area 1- B or Area 2-B, or shall be
undertaken by the City of Carmel.
3. Access:
a.
West Side - Uses located on the west side of Illinois Street shall
gain access to Illinois Street via not more than three (3) common or
shared driveways, interior access drives or a public or private street
connecting to Illinois Street. Access into Area 2-E shall be no
closer to 1 16th Street than determined in compliance with accepted
transportation guidelines so as to not adversely impact traffic
movements at 116th Street and Illinois Street.
b. East Side - Uses located on the east side of ILlinois Street shall
gain access to Illinois Street via not more than three (3) full access
points and one (1) right-in I right-out access point.
B. Spring Mill Road.
1. Right-of-Way: Right-of-way along the Spring Mill Road frontage of the
PUD shall be dedicated in accordance with the Thoroughfare Plan and
pursuant to the terms and conditions of a TIF Agreement with the City of
Cannel.
39
INIMAN2 699623v8
Date: March 6, 2003
Clarian North Hospital Campus PUD
u
2.
Access: Access from the overall PUD to Spring Mill Road shall be
limited as follows:
a. One (1) major interior access drive or public street shall connect
Spring Mill Road and Illinois Street as an extension of the main
hospital entrance driveway along Illinois Street. Such connection
to Spring Mill Road shall be located in an eighty (80) foot total
width right-of-way and shall be accomplished at or prior to the
time of any development within Area 2-C. If Area 2-D develops
prior to Area 2-C, provisions shall be made in the layout of
Area 2-D to accommodate the continuation of such drive or street
extension through Area 2-D from and to Illinois Street to and from
Spring Mill Road.
b. Not more than two (2) minor interior access drives or public or
private streets may connect Illinois Street and Spring Mill Road.
c. Not more than two (2) driveways or access points shall be
permitted on each side of any interior access drive or public or
private street that connects Illinois Street and Spring Mill Road.
u
d.
Any use in Area 2-C, Area 2-D or Area 2-E which is developed
with frontage on any interior access drive or public or private street
connecting Tllinois Street and Spring Mill Road shall gain access
from said drive or street rather than from Illinois Street or Spring
Mill Road.
e. Access points for a development which does not front on an
interior access drive or public or private street which COlmects
Illinois Street and Spring Mill Road shall be determined on a case
by case basis by the Carmel! Clay Township Plan Commission in
connection with the Final Development Plan Approval for such
development.
C. 116th Street.
1. Right-of-Way: Right-of-way along the 116th Street frontage of the PUD
shall be dedicated in accordance with the Thoroughfare Plan and pursuant
to the terms and conditions of a TIF Agreement with the City of Carmel.
2. Access: Access from and to the overall PUD to and from 116th Street
shall be limited to two (2) points, a full intersection I round-about at
lllinois Street and an Emergency Ambulance Entrance just west of US 31.
u
40
TNTMAN2 699G23v8
Date: March 6, 2003
u
C1arian North Hospital Campus pun
IX.
Administration.
A. Development Requirements.
The information contained in the following listed sections express the
development requirements of this Planned Unit Development and are expressed in
"detailed terms" as specified by IC 36-7-4-1500, et. seq., and the Section 31.6.1 of
the Carmel I Clay Zoning Ordinance:
1. Section IV - Permitted Uses and Development Standards;
2. Section V - Landscaping;
3. Section VI - Lighting;
4. Section VII - Design Guidelines
B.
Interpretation of Permitted Uses.
u
Il is recognized that this the list of permitted uses specified within each Area of
this PUD is a representative listing of use and is not all inclusive of appropriate
uses. Therefore, this PUD may require interpretation to assign appropriate uses to
each of the individual Areas of this PUD. Any use which is not specifically set
forth in this PUD, but which is comparable in terms of traffic generation,
customer base and operational characteristics to other uses specified within each
Area of this pun shall be reviewed by the Director for consistency with the intent
set forth in each Area of this PUD and for compatibility with uses permitted
within those Areas of this PUD. Based upon this review, the Director shall
determine if the proposed use is a permitted use within an Area of this PUD. In
case of disagreement with the determination ofthe Director in assigning a use to
an appropriate Area within this PUD, any aggrieved party may file an appeal with
the Board of Zoning Appeals. If it is: (i) determined by the Director that a
particular use is 110t permitted in any Area of this PUD and no appeal of the
Director's decision is filed with the Board of Zoning Appeals; or, (ii) determined
upon appeal that a particular use is not permitted in any Area ofthis PUD, then
such use shall require a variance of use or a rezoning petition in which such use is
specifically included and described in order to be pemlitted within this PUD.
c.
Improvement Location Permits.
u
Prior to the issuance of an improvement location permit for any building or
stmcture (including signs) which requires an improvement location pefilit under
the terms of Section 29.4.2 of the Carmel I Clay Zoning Ordinance, an application
for Final Development Plan and ADLS shall be filed and approved by the Carmel
I Clay Township Plan Commission.
41
INlIv1AN2. 699623v8
Date: March 6, 2003
u
u
u
Clarian North Hospital Campus PUD
D.
Plan Documentation.
Plan documentation and filing requirements for Final Development Plan and
ADLS review shall be consistent with the requirements specified by the City of
Carmel- Department of Community Services, provided, however, the Director
shall have the authority to wai ve any plan documentation requirement which is
not relevant to the review of a particular application.
E. Modification of Development Requirements.
Upon the written request of any owner of real estate subject to this PUD, the
Cannell Clay Plan Commission may designate a committee of the Commission to
review and modify any of the development requirements contained herein (other
than permitted uses) after a public hearing held in accordance with the
Commission's Rules of Procedure. Any determination of a committee to approve
or deny any requested modification may be appealed by the Director or any
interested party to the Commission, in accordance with the Commission's Rules
of Procedure.
42
IN1MAN2 699623v8
Dale March 6, 2003
u
u
u
x.
Clarian North Hospital Campus pun
Definitions.
A. General Rules of Construction: The following general rules of construction and
definitions shall apply to the regulations of this PUD:
1. The singular number includes the plural and the plural the singular, unless
the context clearly indicates otherwise.
2. WaIds used in the present tense include the past and future tenses, and the
future the present.
3. The word "shall" is a mandatory requirement.
4. The word "may" is a permissive requirement.
5. The word "should" is a preferred requirement.
B. Definitions:
1.
Accessorv Structure: A structure subordinate to the building or use
located on the real estate and which is not used for permanent human
occupancy. An above-grade, structured parking facility is an accessory
structure.
2. Accessory Use: A use which is subordinate to the main use, located on
the real estate or in the same building as the main use, and incidental to the
mam use.
3. Automated T eHer Machine (A TM): A mechanized apparatus which
perfoffi1s limited banking functions for customers such as deposits,
withdrawals and transfers of funds upon insertion of a customer
identification card, password or similar device.
4. Commission: The Carmel! Clay Township Plan Commission, which is
the advisory plan commission established pursuant to IC 36-7-4, et. seg.,
for the City of Carmel and Clay Township, in Hamilton County, Indiana.
5. Director: The Director of the Department of Community Services for the
City of Carmel, Indiana or the Director's authorized representatives.
6. Established Front Building Line: A line parallel to afront lot line and
which passes through the nearest point of any building or structure.
7.
Financial Institution: Any use concemed with such Federal or State
regulated businesses as banking, savings and loans companies and
investment companies.
43
INIMAN2 699623v8
Date: March 6, 2003
u
LJ
u
Clarian North Hospital Campus PUD
8.
Foot Candle: A lUlit of illumination. One (1) foot candle is equivalent to
the illumination at all points which are one (1) foot distant from a uniform
source of one (l) candle power.
9. Photocopving and Duplicating Services (as an accessorv use): A facility
providing reproduction, cutting, printing: binding: etc., of written
materials, drawings, labels, etc., for occupants ofthe building.
] O. Restaurant (sit down): An establishment where food and drink are
prepared for, served to and consumed by the general public. Such
establishment may have an outside seating component and may have a
separate area or lounge where alcoholic beverages are served without full
food service, provided the area is accessory to the primary use in terms of
square feet or sales.
11.
Story: That part of a building, with an open height of no less than
seventy-eight inches (78"), except a mezzanine, included between the
upper surface of one floor and the lower surface of the next floor, or if
there is no floor above, then the ceiling next above. A basement or any
floor located entirely below grade level shall not constitute a story. A
mechanical penthouse, whether enclosed by a roof or open to the sky shall
not constitute a story.
44
Date: March 6. 2003
INIM.AN2 699623vR
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TREE PRESERvA rfON NOTES,
PLANTING NOTES:
PLANTING LEGEND,
,~Rr"""IWE'
L FRJOR TO G:R..4DiNC-. OO~ REMOV~L., OR CON57"RUCT'CN. THE
CONTRACTOR S+oIA!.L CLEAl'"!..i TAG! OR MARK.'.At.L .TREES TO SE
PReSERvED, ALL PROTECTED fFi!EE9 M.J51 SE" TAC:.C:.,ED'WITi-' Ai
COl.OREOVlNT"L T,iliPE URAFPED A~D'.n.IE MAIN 11'aNK AT A. I-IEIGH"T
a AT LEAST FOUR (4')FEE'l" 50 A5 TO 8E YlSo/eLI! TO ~R5 ~
FOOT Ofie DRI'vlN5 E QUJPMENT.
,. A ~T!CrEO T~E i..,.AT lb IJJjT~IN 5~ FEET OF ~o-r5TR..k::TION OR
CCN5T..-;u::rIQN Ac.cE5.9 MUST ~Ave; PFiVTfCTIV5 FEr-ICING, THI6 i="ENC!i\IG
,"'1l.J5T ~PLETEL r 5NC,L.O$5 THE: ORffl t.IN.e:,~ iH!!' T~e UNTiL
CCNSTFlICTION !5 COMil='LE:Te.o. OURING .CGNST,~110">l. NO EXCESS
5Ort.., AOOlfJCNAl Fill... r;:.::aulFMENT. LIQUIDS. OR CcNST~CrrCN DEaRI5
MAY Sf" F'LACED INSIDE T....E PROTECTIVE: BARR'ER NOR MAT .A.i'JY OOlL
BE REMOVED F~ Wlr~INTi-lE eA~IER. "DRiP LlNE~ ME'ANS A
vERtn:::A,l.. I..INE n-f4T RI.JN~ FROM ,iJ.;'E!!' OJTE'Rt1Q9TPORTION OF 1H~
CRCUN OP".A TREE TO rl-rE!!' ClRO...ND.
I. TRE€" L~ArrCN'9 ARE ,0 I ACaRAMMA TIC. COt-lTF!ACTOR Sj-jALl 6TA;:::E OUT
ALL IN'=ORMAL TREE LOCATICN5 tN PIELD ~ING COLORED R.~S FOR
EAC.k CfF~eRENT TREE5f'f:c;lf:5 F~',~v:EW ..D.ND -4F'FRQVAt. ay n..15
I..ANDSCAPE ARCI-IIT5C-T F'FCIOR TO 'ExCAvATION. L.A..,RE~E~5 T,l.tE
RIG~T TO AOJU5'l" F"LANr~ TO 'e-XACTj,:OCATrCNfN FIELD.
~. SJ.lRUe, a.ROJNOCOvER . seAsaNAL, COLQR BED LATCUi$ 5H.Al.!.. f't;
STAKED FOR AF'A<OvAL e.,...- LA. PRIOR TO Ext;A......ATla-I.
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4. IT J5 r",5 RE~5-r8JUrT' c;: Tl-IE CO\jTR~CTOR TO ADViSe-THE ;t..A ClF
ANT GCNCITJON FC\.JI'IJO ON TI-IE SITE UJJ./ICW pROj-,/jalT:E.o rN-S.TALLAiJCi'N AS
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So. ALL SU~B ClRO.JNDCOvER PERENNIAL 4 SEA5CN,4L SeD!! Sf.JA.f.L ,'-lAvE
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CCNDITIQtJ .. ML/5T & REPLACED llJ!TJ.." F'LAN7 HAfE!~IAL OF SjHrLA.~
VARIETY f .5olZ5 if PAMAOiED. OESTFi:ai!:-O. Ojq ~HOvED.
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r'?l
~
II. LANO'SC.4PE' CON'l'RACTQR S~ALL BE RES~516Le FO,~.FINE 5RAD~.
REMOVAL i;:)f' MISCElLANEOJ$ DEBRi;.' ~ ,..v..rr ADDITiONAl.. FILL
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(..AI.LN AR(;~.. ...
11, FINAL 6RAOI...c::. 'sHALL BE:: AF"F'ROVED S""'- TI-fE LA iN T~E FIEL.O PRIOR
TO Fl-..o.NT~.
f:s. ALL QiJANTITllI!S C'IIJ Th'I9 PlAN ARE" FOR il"FOr;M4T1C1N a-.lL,.... (~LANr
SFACtNCr fS AS. fNDlCArED ON 'PLANT SCHEOULe. UNLESS. OTj.1E'~15E
NOTE OJ 1'1" i,5 THE Cbt-iTRACTO~ RE&PCN5119ILITY. TO ~VlDE Fi.llL
COYE"RAG-E IN AL~ F't-A"'i1l."<<:,i; AREAS. AS 5PECJPleo IN 'THE 'PI. ANT
SCHE'tJLE' RCM.41C3<5.
14. PROVIDE -5TEi=l. j.,If"..4.0ER A';' INDIC:ATeD ON T~e5E' Ow::.5, ~ERE ,,"'0
~OC;:lfoG .5- JNDtCATED. ~ROvICE A 5hiOvSL CUT' EDGE WiTHIN CtROJND
cove~ ClR Sl--iRLle ARE'A6 THA 7' ARE ADJACENT TO TURF.
)91_ CQ'I.ITRACTOR 5J.lALL PROvlOE 1~E ~.ECT ..Ac;r~J5T !OIL
.&LE5. A [""fIN. 0; lro 5AMPi.E9 FROM EACF-( pJFF. SOIL .dREA f FRCM
EAef.J IMf'ORT WH.:5OJRCE '$ R5WIFCED, 'Y'E.lQ'fFY APPROPRIATE
QiJ.t.NTlTi OF SAMPLES WifF..f Tf,,'E LA. I A6RONa-'f'ST. $AMf'LE5 SHALL
T;..,jE;N BE T,E;5TED AND ANAL. YZeD POR AClRICULTtJRAL W1TASfLITY A'-.!D
FERTILfTr BY AN ACCREOITE'O SOiL 7"E5rlf\JG; LABORaT~T. A.NAL r$fs
SH"ALL ''''CLllOE REvrE1Ll f COORDiNATION ltII'TH 5P'I;;;CrF'C"UfONS AND
RECOMMENDATIONS FOR $Ol.!.. F'REPARATFCN of BACKFILL HfX. 5UeM'T
SOH...5A"'-1Al YfoES TO LA.Nl::l:&cAJ=.e: Ar=eci-lJr~CT POR AFFRo.....AL PRfOFC TO
:;OIL F'REPA~ATlON.. Ti--IIS RE~. .4PA..IES TO .ALL 5(;)ll.5 J CCNDITICN5
WlT~iN 11-41& ~JECT INCLUDING INF'OFH SOILS. ..r ON.C,RADE :&OIL5
501'--$. '
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Clarian Health
Clarian
North
Hospital
CLARIAN HEALTh PARTNERS
OWlI",
OWNER'S CONSULTANTS
BIAGI, CHANCE, CUMMINS,
LONDON, nnER, INC.
C:DI'f~nIlDEIlt;;IN[EJI!I
AMERICAN CONSULTING, INC,
C:1:W.~NG!;'la-;1
GENE BURTON & ASSOCIATES
rilUJleAI. EQUI'I\IIMI'VltIll~
KAMCO CONSULTING
IJ~Sl';N CC~3ULT"'"
MAREGATTllrITERIORS
IIfIiRlORD!$II;iH61
JAIN MALKIN,INC,
IlmJtIoA[)(S1CIf'fA
CIN~L1TTLE
FOOD UlMeE mtMTNIT
RThl CONSULTANTS, INC.
CDlI'! tOIUiULfNml
CORBIN GRAPHICS
SII3"~lU.F1IIt.!
HOIlANSON COMPANIES, INC.
M,o.I:C1MLDnR
PEPPEA CONSTRUCTION
W"STR-UrnJ!!IINWlUl
SPIT fiRE, INC.
IHF orwAT1DII nCllrmL D.GT
H KS, INC.
(RONALO LSKAGGS)
Nl.~I!ITEcr )
ARCHITECT'SiCONSUL TANTS
HKS STRUCWRAL
mwnuKAL VlCJ"I!i:~
SWA GROUP
lJ,HCstAPf ARCHIT!tT
HI,(S
HKS INC. (Ronc~ L Skll9<J>l
Prcjed No, 7867.000
1~19 M<XINNf.Y AY[NUE
0I0Ll.AS. TX 7:i2~H 753
-'" ..
7867
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'"
17 JANUARY 200.3
ommu
PLANTING
SCHEDULE
AND NOTES
om""
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P.';~ELlMINARY NOT
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REn:~ TO L~.:!11 F~ ""Ol~3 r l!"M'iO!.
~~~TOU.I!:e-Co':llll''''I.AHl'~
~~D\Jl..E llhlal'E;
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J'REE PRGrEGriGN
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Clarian Health
Clarian
North
Hospital
CLARIAN HEA1.nl PARTNERS
'""'''
OWNER'S CONSULTANTS
BIAGI, CHANCE, CUMMINS,
LONDON, TITZER, INC.
to"suumO:B!:t;lllltc~
AMERICAN CONSULTING, INC.
t.1'ilUPl5Ii11EER
GENE BURTON & ASSOCIATES
fIlEDICAL!!MF"'!If'I'~NER
KAMCO CONSUlTING
DlUGH tGN$1J..TMT
MAREGATTlINTERIORS
IKnJiJOR D~SlGN[R
JAIN MALKIN, INC.
IRJEHlURtJeSlGNEtl
CINI,UTTlE
.'fOOQSEfl\'1CeCOIIMTNtr
RTM CONSULTANTS, INC.
~IJDIi i:O~-MTNm
CORBIN GRAPHICS
SrDJIIGIW'IICS
HOKANSON COMPANIES,INC.
IItO.J:.OE'WfL.OI'aI
PEPPER CONSTRUCTION
t;m<!!TRlJCllOJlMNINiER
SPIT FII\E, IN C,
III!F~,,"ATl(lJt llC"IiO~ OOT
HKS, INC.
(RONAlD L SKAGGS)
NlCHma
ARCHITECl'S CONSULTANTS
HKS STll U CTURAl
mwtlUKAL EJIGHIEER
SWA GROUP
I.MDS~ AACtmU1'
HI(S
HKS INC. (Roncld l. Skcggs)
Project Na-. 7-867.000
\919 M<KINNEY AVENU[
DIH.\S, TX 7~2m -17~J
XONO
7867
INTI!:~I'" IUYIIi,. 0'"'1.'
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Clarian
North
Hospital
CLARlAN HEALTH PARTNERS
.WN'"
OWNER'S CONSULTANTS
BIAGI, CHANCE, CUMMINS,
LONOOII, TITZER, INC.
CDN5ULIlHCEIIJ1NEIN:
AMERICAN CONSULTlNG,INC.
Cf~L9l'~I.Nml
GENE BURTON & ASSOCIATES
1l!D1UL E'am'MM .PlANNER
KAMCO COI/SULTlNG
nf~U;1I t'O~~UI,TNff
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PEPPER CONSTRUCTION
gmm.I.IC1lD~ fai..IJl.i.o,":eR
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[RONALO L. SKAGGSJ
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HKS STRUCTURAL
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SWA GROUP
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HI<S
HKS INC. (Ronold L. 5koq~sJ
Proi"L ~o. 7867,000
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Clarian Health
Clarian
North
Hospital
CLARIAN HEALTH PARTNERS
OWlo:~
OWNER'S CONSULTANTS
BIAGI, CHANCE, CUMMINS,
LONDON. TITZER, INC,
'DN:SULTlllGEJIiI."lHHS
AMERICAN CONSULTING, INC.
gVjlEHli:lHffil
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KAMCO CONSULTING
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IRONALD L SKAGGS)
MOfIfEl:T
ARCHITECfS CONSULTANTS
HKS STRUCTURAL
STf!.UrnPFIAlEHCI:NEER
S WA GROUP
LAIm:;w-e AACtEtEtT
HI(S
HKS INC. (R,"old L S'D~95)
Project N-o. 7857_000
'9'9 M,KINNEY AVENUE
DIoLUlS. TX 7,201 ~ 1753
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Clarian Health
Clarian
North
Hospital
CLARIAN HEALTH PARTNERS
,OHm
OWNER'S CONSULTANTS
elAGI, CHANCE, CUMMINS,
LONDON, TITZER, INC.
tO~SiJL'T1I(;UG'PlEfF$
AMERICAN CONSUlTING, INC.
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GENE BURTON & ASSOCIATES
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KAMCO CONSULTING
DI5IG!1 ca~s\J1.'AJOT
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II.O,~.lI~
PEPPER CONSTRUCTION
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HKS, INC.
(RONALD L SKAGGS)
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HKS STRUCTURAL
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SWA GROUP
LJ.ItoZ:CAM ,ARamC'l'"
HI(S
HKS INC. (R,"old l. 5kO<j9')
P,ojocl No. 78&7.000
1919 M'~INNEY AvENUE
DALLAS,TX 752QI-1753
.iOO ~g,
7867
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01.17.03 GlTYSUBMITTAJ..
0121,03 DO UPCATE
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m1903 TACSlIBt.trrTN..
02.2e":O:J PROGRESS PAINT
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PLANTING
PLAN
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, I I n n~
PROPERTY LINE I I I --r--tnnt
---- /-0~ /~) ,--<:)~ I
. }r;l~~ (~Uf\l~~ " 11 l'
I 'Z" ,( /\ ./.\ I " I
(US. 31) "l.. - t.. I
~- (flJ tf8~J I I I I I f-Jn n I
MERIDIAN ST. - -.-.-.- - - - -1--'--- - - - - - ~._.- ~.... ~"L _ ____u_~..~__. II
--
R TH BOUND SOUTH BOUND ! CLARIAN dl 111 ~ I~ I ~ 11
LOOP ROAD SERVICE
I DOCK ~O'~C~ r- 7t~Dri{~)'f'
SECTION THROUGH MERIDIAN I DOCK
J
VARIES
r-
12"
,-
11.
---L-
WOMEN)S AND CHILDREN)S SERVICES
......
- Entrance Facade Identifier: IF.2
Square Feet: varies (20 sf average)
Intent: Individual letters mounted to entry canopy facade.
18'-0"
T
1'.9"
l
EMERGENCY
,-
11"
---L-
- Entrance Facade Identifier: IF.3
Square Feet: 32
Intent: mounted to entry facade; internally
illuminated using vinyl flex face sign cabinet.
ry?fi?/
l, L//~/
0:;>/
SIGN CONSTRUCTION
DESIGN INTENT IN ISOMETRIC
U'-S"
10'-7"
T
5'-5"
""'r
F
5'-5"
N' t
- Main Identifier: 1M
Square Feet: 5B
Intent: double-sided monument with curved face;
Internal illumination using cut-through/push
through graphics and individual letters with back-lit
neon; aluminum or fiberglass sign cabinet with
satin aluminum or stainless steel angled accent;
stone base to match stone of primary hospital.
.. _ ~ . Legend
I
~~ Clarian Health
Clarian North
Medical Center
Carmel, IN
Scale: 1/4" = 1 foot (llxl7 format)
corbin
Refer tD the Sign Location Plan for each sign
type location.
The design is a preliminary draft.
109 East Front 304
Traverse City, MI 49684
231947.1236
f "",,,. ,""". "CAD'
13'-0"
7'-0"
S'-S"
'iamanH';'Jti> -~-?;: -..
CLARIAN No RTH
MEDICAL CENTER
~.-
-+ MaiiYEntrance
Deliveries
Ol_.-=-:"_
o Campus Directional: DC
Square Feet: 35
Intent: double-sided pylon with curved face,
internal illumination using cut-through/push
through graphics; aluminum or fiberglass
sign cabinet with satin aluminum or stainless
steel angled accent; stone base to match
stone of primary hospital.
10'-2 1/2"
I
,
(
I
. Large Facade Logo: IF.4
Square Feet: 132
Intent: vinyl application on window
r-- 4'-0"----------j
i'm.
6'-3"
'1
= Vehicular Directional: DV
Square Feet: 25 (50)
Intent: single or double sided,
internal illumination or reflective
vinyl on painted aluminum; cast
concrete base.
'1i -
f EXISTING WINDOW
t- 2' -o"---j
11
6'-0,,1
s'.S"
FAUX WINDOW
TREATMENT
I
7'-0.
l
r--
o Small Facade Logo: IF.5
Square Feet: 39
Intent: fabricated aluminum channel with
back-lit neon on faux window treatment
C General: G
Square Feet: 6 (12)
Sign content: Various (directional,
identifier, regulatory, general
Information)
Intent: single or double sided,
reflective vinyl on painted aluminum.
Relei.-se Date Notes - Preliminary Design ..
1
2
3
4
5
16
I
9.20.02
10.11.02
10.29.02
1.17.03
2.21.03
13.7.03
Sign Permit Application
Variance Application
I Variance Revision
Sign Permit ApplicatiDn (New Site)
SpeCial Studies CommIttee ReView
Plan Commission Review
Sign Type
Schematics
DRAFT ARRAY
---
...-- -,:-~
, ' "".~' f.._ .;.KI ';' . 'I
- ,',.. -,
. .~' ~-:.r' i, 1.10.'
-66'-0"
....
I
T ., \
I V (LARIAN
r.1
11
... Main Facade Identifier: IF.1
Square Feet: 264
Content: campus identification for Meridian Street/US-31
Intent: individual channelletters/logo; internal illumination so the
logo both glows red and is back-lit, letters are opaque and back-lit.
/- IF.S
66'
~~~: >-~I -~- ~ T --.L ~-- -I _____ 1_ ~~
~ i~, ~, ' ~. I r - 4'-O"-'ilCLARIAN NORTH MEDICAL(ENTER~ . - :J' T -~i-:' E
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"
-..,
"
East Elevation (facing US-31)
Not to scale
I.
~<< Clarian Health
Cia ria n North
Medical Center
Carmel, IN
:.-" -- '-':' -'.'--,Legend
Preliminary Design
Scale: 3/16" = 1 foot (l1x17 format)
1
2
3
4
9.20.02
10.11.02
110.29.02
1.17,03
2.21.03
3,7,03
Sign Permit Application
Variance Application
variance Revision
Sign Permit Application (New Site)
SpeCial Studies Committee Review
Plan Commission Review
Main Facade
Identifier
IF.1
East Elevation
corbin
Refer to the Sign Location Plan for each sign
I type location.
The design is a preliminary draft.
I
I
I:
109 East Front 304
Traverse Citv, MI 49684
231 947.1236
....
-
-
66'
.~I~____~-~ .
~.-'-----: _.~_~1-~
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= _ ~ ~ ~==~ I T ~ q I---~J' +-->; ~ . - ~
H-Lt"1 P-i c-1 _ ~ '" _.,-I _ . . ,_ '-. L ---r-r-'
North Elevation
Not to sca Ie
I 66' I
::... ~o ~-=-.CLARIA 1i'J N~~T~ MEDI~l (ENTE:R ~. ~i ~
, . ~~.. .d--r---+-='~rr=r--~c, ,'~~
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I. I
South Elevation
Not to scale
- .. , Release Date Notes _ ' - ' ;; ".. ._ Preliminary Design
;:
r Clarian Health
Cia ria n North
Medical Center
Carmel, IN
corbin
I Scale: 3f16" = 1 foot (l1xl7 format)
Refer to the Sign Location Plan for each sign
type location.
1
2
3
4
5
5
The design's a preliminary draft.
109 East Front 304
Traverse City, MI 49684
231 947.1236
9.20.02
10.11.02
I 10.29.02
1.17.03
2.21.03
3.7.03
I Sign Permit AP.Plicatlon I Ma i n Facade
Variance Application
Variance ReviSion I Identifi e r
I S'9n Permit Application (New Site)
Special Stud,es Comm,ttee Rev,ew IF.!
Plan Commission Review I North 8r. South Elevation
_ _iii
r- -\ ,
~' ~~T
)' ~'ain t
. Entrance .
~~-
_ _ _ ~~:_~-~~- __-~~~~~~~~":::: '_ i ~;~~~:r~~:I~e~~sfOr:
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.............'-"-
MERIDIAN STREET / U5-31
/:;:;~~- -::::::::::::::::::~~~~":::'>-
- -iT
1/
..-j/
ff ~
// /
(( (
II
\I
"
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-----=:--=::::::::::-;-:/
-----::::=:: .---
-.... -- ====::=--
u-:, :,1
....
~[i~-:-4;f~
..
~If Clarian Health
Clarian North
Medical Center
Carmel, IN
"
'"
'"
....~~....".-
W
SGN
E
~~
3
4
5
6
9.20,02
10,11.02
1.17.03
2,21.03
3.7,03
- 'r ~-:n-- - 'il ~ -....ioL -'jj-'ff,': -
. Sign P::it APPlica;:-- - 1- C amp U 5- 5 i g- n
Variance Application I
Sign Permit Application (New site) Location Pia n
Special Studies Committee ReView
Plan Commission Review
~-J
.~ ~m _---=.:.. - --=-___
Refer to the Sign Type Schematics for sizing, illumination, and materials,
-.-
FACADE/BUILDING SIGNS
corbin
109 East Front 304
Traverse City, MI 49684
231 947.1236
GROUND SIGNS
- Main Identifier (1M)
o Primary Campus Directional (DC)
= Vehicular Directional (DV)
o General (Directional Or Identifier: G)
... Main Facade Identifier (IE1)
- Facade Entrance Identifier (IE2)
_ Facade Entrance Idenllfier (IF.3)
. Large Facade Logo (IFA)
o Small Facade Logo (IF.5)
Sign type symbols are far position only and are not to scale,
- Right-of-Way
u
Table of Contents
Relativitr. _ 2-3
Horizontal Lamp 4
Optical System Features 6-7
Design L~gic 8-9
Mechanical Features 10
Installation and Maintenance 11
AR Ordering Information 12-13
~AR ()r~~g Information 1:'!:.!..5
L~~inaire Specifications 16
Option Specifications 17
Proportion Guide 19
~E ~n9 Electr~ ~i~e ~.21
Application
Engineering Services 21
Photometries - See separate
AR/ET Photometric Catalog.
~(a- KIM LIGHTING
(~ SITE I AREA
'--' PARKING STRUCTURE
ROADWAY
ARCHITECTURAL FLOOD
ACCENT
LANDSCAPE
MAILING ADDRESS:
P.O, BOX 60080
CITY OF INDUSTRY, CA
91716-0080
BUSINESS ADDRESS:
16555 EAST GALE AVENUE
CITY OF INDUSTRY, CA 91745
U,S,A.
PHONE 626 I 968.5666
FAX 626 I 369 - 2695
ENTIRE CONTENTS
e COPYRIGHT 1999 KIM LIGHTING. INC.
ALL RIGHTS RESeRVED
REPRODUCTION IN WHOLE OR IN PART
WITHOUT PERMISSION IS STAICTL Y PROHIBITED
US. PATENT 0323.897
www.kimlighting.com
""A"'D'~"
.. .
"~ .R ,,~
r:,. -t'"
~
RvA Council
for Accreditetion
Auuilculo 1509001 St:l11dards
v
Printed in U.S,A,
5501099336
Version 12/99
The Arche~ype@
'--j
'.)
(~
Modern architecture often
integrates curvilinear, rectilinear,
classical, and neoclassical
styles into a single structure.
The eclectic shape of The
Archetype~ readily adapts to
and universally complements
contemporary architectural
design. Lighting performance,
materials, robust construction,
and the latest technology
combine to make The
Archetype" the state-of-the-art
luminaire for outdoor cutoff
lighting. The AR (Large
Archetype'") is available in H,ID.
lamp modes up to 400 watts.
The SAR (Small Archetype"')
has been scaled to complement
the larger model at lower
mounting heights. Available up
to 175 watts, the smaller model
is ideal for pathways and
courtyards where fixtures are
nearer human scale, When
used together, the large and
small Archetype provide a
logical transition from parking
lot to building entrance by
decreasing luminaire scale
and maintaining a consistent
design,
arocheotype (ar"ke tip')
1: an original pattern or model
of which other things are
copies.
2: first molded as a pattern,
exemplary.
Design Logic
\.;
Architectural Relevance
Architecture controls the
design of an architectural
luminaire. Today's architecture
is eclectic, combining square,
round and neoclassic shapes
into a single structure. The
Archetype is designed to
reflect eclectic form and
outwardly express function.
This variety and purpose has
been beautifully sculptured Into
a unified luminaire design that
makes a strong statement
of both aesthetics and
engineering.
>>-
The Archetype's eclectic form
is evident in these three views.
From the side, its function is
t ';arly stated. The bottom view
,-,rectilinear while the section
is a simple half cylinder. All
elements combine to create a
unified sculptural form that will
integrate with virtually any
architectural environment.
w
Front View
Side View
~)=[JD~
Bottom View
The Archetype's slanted nose, undercut ballast compartment
and oval arm combine to balance its directional nature and form.
Round poles provide the
optimum complementary shape
to the Archetype.
The Archetype's directional form is further influenced by its
optics. A downward and outward light throw is expressed by
corresponding fixture shape.
J)
,)
a KINI LIGHTING
The Archetype@
U
AR
Mogul Base
150 to 400 Watt
'T
Ordering Information
Ordering Example:
For Standard Fixture and Pole
Mounting Fixture Electrical Module Finish Options I Pole I vsr Option
28 / AR3 /250HPS277 I WH-P / A-25 / PSA 16-41258 I WH-P I VSF-28
1 2 3 4 5-11 12 13
See separate Kim Pole Catalog
Omit for lW Wall Mount.
1 Mounting: Plan View: '- 1ft( + -iwall
3Y configuration IS available -- ---- ~ Mount
for round poles only.
EPA: 1.2 24 2.0 3.2 3.2 3.9 n/a
Cal. No.: lA 2B 2L 31 3Y 4C lW
2 Fixture:
Horizontal Lamp
Cat. No. designates AR fixture
and light distribution.
See the Kim Site/Roadway
Optical Systems Catalog for
detailed information on reflector
design and application.
",.......
/' ,
; ,
, ..
/' ,
Flat Lens
Light Distribution: Type II Type III Type IV Type V
Forward Throw Square
Cat. No.: AR2 AR3 AR4 AR5 )
..v
Electrical Module: ~ 150HPS120 250HPS120 400HPS120
HPS = High Pressure Sodium 150HPS208 250HPS208 400HPS208
150HPS240 250HPS240 400HPS240
MH = Metal Halide 150HPS277 250HPS277 400H PS277
PMH = Pulse Start Metal Halide Lamp Lamp Line 150HPS347 250HPS347 400HPS347
Watts ~ Volts 150HPS4BO 250HPS4BO 400H PS4BO
400 HPS 277 175MH120 250MH120 400MH120 250PMH120 400PMH120
175MH208 250MH20B 400MH208 250PMH208 400PMH208
175MH240 250MH240 400MH240 250PMH240 400PMH240
175 M H277 250MH277 400MH277 250PMH277 400PMH277
175MH347 250MH347 400MH347 400PMH347
175MH4BO 250MH480 400MH4BO 400PMH4BO
4 Finish: Color: Black Dark Bronze Light Gray Platinum Silver White "Custom Colors
Super TGIC powder coat paint Cat. No.: SLoP DB-P LG-P PS-P WHoP CC-P
over chromate conversion
coating 'Consult representative for custom colors.
5 Optional Photocell Mounting Configuration ,.-----....
Recep~~~ "... ".... S ,-_5..... /'1'
Receptacle: lAor lW 2B .+:s s~s
* - Fixture with Photocell ~s s~s
Receptacle provided for NEMA Receptacle \.-....----/ ~ -' -*....J'
base photocells (by others) S - slave unit(s) 2L 3T,3Y 4C 4C
Allowable Wattage per fixture: 150-400W 150-250W 400W
Cat. No.: CGL
Tempered convex glass lens replaces standard flat lens.
)
f ,Optional Convex Glass
VLens:
Convex Lens
1"'" KIIIII LIGHTING
-0
7
Optional Polycarbonate
Shield:
8 Optional Houseside
Shield:
9 Optional Tamper-
Resistant Latch:
10 Optional Horizontal
Slipfitter Mount:
0 11 Special Options for
Street Lighting:
12 Poles:
13 Optional Vertical
Slipfitter Mounts:
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Polycarbonate Shield
Cat. No.: LS
-
Polycarbonate Shield replaces standard tempered glass lens.
250 Watt Maximum. May be used with 400HPS in outdoor
locations were ambient air temperature during fixture operation
will not exceed 850F.
See "CAUTION" on page 17.
Recommended for use with clear lamps only. Effectiveness is
reduced tor coated lamps. Not for use with Type V light
distributions.
For use With all fixtures with convex glass lens Not for use with
Type V light distributions.
Standard die-cast latch is provided with a caPtive 10-32 stainless
steel flat socket-head screw to prevent unauthorized opening.
Required only for vandal protection in locations where fixtures
can be reached by unauthorized persons.
Replaces standard mounting arm with a slipfllter for mounting
to a horizontal pole davit-arm with 2' pipe-size mounting end
(23/8' 0.0.).
Cat. No.: TB
Cat. No.: AF
Terminal Block located Inside the fixture electrical compartment.
Air Filter to allow ventilation through the optical chamber.
See Kim Pole Catalog for a complete selection ot square and round poles in alUminum or steel.
0 Cat. No. ~ Cat. No Mounting Configuration Allows standard fixture and arm
VSF-1A OJ SVSF-1 A 1A - Single arm mount to be mounted to poles having a
VSF-2B SVSF-2B 28 - 2 at 1800 2' pipe-Size tenon (2W aD. x 4Yz'
VSF-2L SVSF-2L 2L - 2 at 900 min. length).
VSF-3T SVSF-3T 3T - 3 at 900
Round VSF-3Y Square - 3Y - 3 at 1200
VSF-4C SVSF-4C 4C - 4 at 900
~~ Cat. No.: HS
~~
HS for . .'
flat lens
~,~[d
HSC for -
convex lens .
Cat. No.: HSC
~~~~~ Cat. No.: TL
L~
SI:f::r~
Cat. No.: HSF
KINI LIGHTING 13
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SYMbol Qty Lo.loel Arro.nQeMen"t LUMens LLF Description
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[ I 5 AR3 SINGLE 40000 0.740 KIM LIGHTING ARCHETYPE 400MH TYPE III
l U 64 2AR3 BACK BACK 40000 0,740 KIM LIGHTING ARCHETYPE 400MH TYPE III
-f-o 6 AR4 SINGLE 40000 0,740 KIM LIGHTING ARCHETYPE 400MH TYPE IV
L 1 2AR2 BACK-BACK 40000 0,740 KIM LIGHTING ARCHETYPE 400MH TYPE II
L 1 2AR4 BACK BACK 40000 0,740 KIM LIGHTING ARCHETYPE 400MH TYPE IV
8 26 VRBl SINGLE 7800 0,740 KIM LIGHTING VANDALL RESISTANT BOLLARD 100MH
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