HomeMy WebLinkAboutPUD Preliminary
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Clarian North Hospital Campus
Planned Unit Development
Preliminary Development Plan
116th Street & US 31
by
Clarian Health Partners, Inc.
REi 1l
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IJOCS <'OOJ
I. Introduction / Oven'iew
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
nortbwest quadrant of the intersection of 116lh Street and US 31, in Carmel, Indiana. The
centerpiece of the PUD will be a full-service hospital, with a full wing devoted to
women's and pediatric care. Initial development anticipates a five (5) story hospital
building (approximately 761-8" to roof and 106'-8" to top of mechanical screening) and
central plant. The initial hospital building has been designed to allow vertical expansion
to a maximum height of nine (9) stories and one-hundred and fifty (150) feet (including
mechanical penthouse and screening). The site has also been designed to allow for the
potential expansion of the initial hospital building or the construction of additional
hospital or medical office buildings, with compatible style, height and massing. Hospital
expansion and the development of other areas within the PUD shall occur as market need
dictates.
This document shall serve as: (i) the body of the PUD District Ordinance for the entire
Clarian N0l1h Hospital Campus Plmmed Unit Development as required by Chapter 31.6.4
of the Carmel / Clay Zoning Ordinance; and, (ii) the Preliminary Development Plan, in
text form, for the entire Clarian North Hospital Campus Planned Unit Development.
II. Interim Land Use
All portions of the PUD which are not designated for Tree Conservation (Area 2-A) or
which are not developed as part of the initial pbase of development shall either continue
to be farmed or will be maintained as a yard area by regular mowing and trash collection
until developed.
Ill. Phasing of Development
The proposed PUO 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 smface parking.
699623 9.doc Date: May 2, 2003
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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 de"ve1opment in
Area I-A and Area I-B shall be required to file for and obtain Final Development
Plan and ADLS approval; (ii) all development within Area 2 shall be required to
file for and obtain Final Development Plan and ADLS approval; and, (iii) all
development within the PUD shall be in compliance with the development
requirements ofthis PUD.
In cOlmection with ADLS approval for any development in Areas 2-B, 2-C & 2-D
which disturb any wooded area, Petitioner shaJl subinit a wild life preservation
plan which identifies the desirable species of Indiana wildlife which make their
habitat within the affected areas and a proposal to protect or relocate such
wildlife.
2
699623 9.doc Date: May 2,2003
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Clarian North Hospital Campus PUD
PUD CONCEPT PLAN
Clat"ian North Hospital Campus Planned Unit Development
3
699623 _9.DOC
Date: May 2, 2003
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CllIrian North Hospital Campus pun
IV.
Permitted Uses and Development Standards
The Clar-ian North Hospital Campus Plmmed Unit Development will be divided by the
proposed north-south extension of I1linois Street through the site. The real estate located
east ofIUinois Street will make up Area 1, while the real estate located west of Illinois
Street will make up Area 2.
Area 1 consists of approximately sixty-five (65) to seventy (70) acres and is located
between the future extension of lllinois 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 Illinois 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, overlay district or Sign Regulations of the Cannel /
Clay Zoning Ordinance, the provisions of this PUD shall control.
A. Area I-A
Area I-A consists of approximately fifty-five (55) to sixty (60) acres prominently
located along the US 31 frontage of the real estate extending north from II 6th
Street, and represents the focal point of the proposed PUD. Area I-A is intended
to provide for the development of a major hospital facility, high intensity hospital
related uses and the physical plant necessary to support a major hospital
development.
1. Area I-A: Permitted Uses:
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.
4
Date: May 2, 2003
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699623 9.doc
Clarian North Hospital Campus PUD
f. Retail (which shall be located within and may comprise the lesser
of fifteen (15) percent of the gross floor area of each primary
building, or thiIiy thousand (30,000) square feet, but exclusive of
any cafeteria).
g. 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.
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:
(1) Located in a primary building: cafeteria/deli/coffee shop;
photocopying and duplicating services; fitness center;
child care center; day nursery; short term child care; and,
automated teller machines (A TM's).
(2) Freestanding: trash enclosures; surface parking and
loading areas; and, utilities.
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 oftmee (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). *
(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] for the
precise placement of the initial hospital building. The
major structural elements (i.e., excluding entrance canopies
or other minor fayade m1iculations) of any hospital
expansion shall maintain the same relative position from
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Date: May 2, 2003
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Clarian North Hospital Campus PUD
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 Minimum Front Yard: Said minimum front yards
shall be landscaped in compliance with Section V", below,
provided, however, such minimum front yards may
include: interior access drives; screened loading I delivery
area; helipad; ambulance drop-oft and, surface parking,
as generally depicted on the Preliminary Development
Plan.
d.
Minimum Front Yard Along 1161h Street: Two-hundred (200) feet.
e.
Minimum Front Yard Along Illinois Street: Twenty (20) 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, Thirty thousand (30,000) square
feet (not applicable to the Central Plant).
J.
Maximum Lot Coverage: Sixty-five (65) percent of the lot.
k.
Parking: See Chapter 27 of the Carmel I Clay Zoning Ordinance.
1.
Loading:
(1) Hospital Use:
(a) Loading berths may be located on the US 31 side of
the hospital buildi ng provided all loading berths are
completely screened in the elevation view from
US 31 by acorn bination of masonry wall ( s) and
plant materials.
(b) Minimum of three (3) berths per hospital complex
(i.e., initial hospital building plus potential
expansions cOlmected to the initial hospital
building).
6
Date: May 2, 2003
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Clarian North Hospital Campus pun
(2)
Other Business Uses:
(a) Loading bel1hs shaJl 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.
Cd)
40,001 - 100,000 square feet of gross iloor area:
One (1) berth.
(e)
Each additional 200,000 square feet of gross floor
area: One (I) 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-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.
7
Date: May 2, 2003
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B.
Area 1-B:
Clariall North Hospital Campus PUD
Area I-B consists of approximately ten (10) to nvelve (12) acres located along the
US 3 I frontage, north of the proposed main hospital building and south of the
Ritz Charles facility which is located north of the overall site. Area I -B is
intended for high intensity development in support of a major hospital facility or
the expansion of hospital facilities into the Area.
1. Area I-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.
Fitness Center.
e.
Hospital.
f.
Retail (which shall be located within l:wd may comprise the lesser
of fifteen (15) percent of the gross floor area of each primary
building, or thirty thousand (30,000) square feet, but exclusive of
any cafeteria).
g.
Surface Parking or Parking Structure.
h.
Trail. A trail system that will serve the PUD and will COlmect to a
future trail or sidew'alk system along Spring Mill Road, including
the installation of fitness stations, benches and similar trai I
appurtenances. The trail system and any trail appurtenances shall
be developed in compliance with City of Carmel standards for
multi-use trails.
L
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:
(1) Located in a primary building: cafeteria/deli/coffee shop;
pbotocopying and duplicating services; and, short term
child care.
(2) Freestanding: trash enclosures; surface parking and
loading areas; and, utilities.
8
Dale: May 2, 2003
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Clarian North Hospital Campus PUD
2.
Area 1- B: Development Standards
a.
Maximum Building Height: One-hundred and fifty (150) feet,
with a maxi mum of nine (9) stories.
b.
Minimum Building Height Along and Oriented Toward US 31:
thiliy-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.
d.
Minimum Front Yard Along and Oriented Toward US 31: 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 (15) feet, but in no case greater than thirty (30) feet.
f.
Mi nimum Side Yard: Fifteen (15) feet.
g.
h.
Minimum Rear Yard: Fifteen (15) feet.
Minimum lot size: Five (5) acres.
1.
Minimum ground floor area: Fifteen thousand (15,000) square
teet.
J.
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Maximum lot coverage: Sixty-five (65) percent of the lot.
Parking: See Chapter 27 of the Carmel / 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 waU(s) and
plant material s.
(b) Minimum of two (2) belihs per free-standing
hospital building.
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Date: May 2, 2003
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Clarian North Hospital Campus PUD
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(2)
Other Business Uses:
(a) Loading berths shall not be oriented to US 31.
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(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.
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(c)
0- 40,000 square feet of gross floor area: Zero (0)
berths.
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(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 bC11h.
m.
Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main Ol"accessory
building.
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Landscaping: See Section V., below.
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Lighting: See Section VI., below.
p.
Signs: Signs for Area 1-8 shall be as approved by the Carmel /
Clay Township 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.
10
Date: May 2, 2003
699623 9.doc
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Clarian North Hospital Campus .PUD
699623 9.doc
c.
D.
Area 2-A: Tree Conservation (See Section V - Landscaping for description of
Tree Conservation Area).
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 of !he overall
PUD. Said one-hundred (100) foot separation from the north prope11y 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. Oflices - 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 pem1itted, including but not limited to:
(1) Located in a primary building: cafeteria/deli/coffee shop;
photocopying and duplicating services; and, automated
teller machines (ATM's).
(2) Freestanding: trash enclosures; surface parking and
loading areas; 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 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.
II
Date May 2, 2003
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699623 9doc
Clarian North Hospital Campus pun
2.
Area 2-8: Development Standards
a. Maximum Building Height: Thirty-five (35) feet, with a maximum
of two-stories.
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. MinimwIl 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) Child Care Center - Parking areas or interior access
drives, for a child care center use only, may be
located in front of the established front building line
oriented toward Illinois Street. (Note: The intent of
this provision is to provide for child drop-off and
pick-up areas near the main entrance of the building
and to locate child play areas further away tram
Illinois Street.)
(b) All Other Uses - 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.
12
Date: May 2, 2003
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CllIrial1 North Hospital Campus PUD
J. Loading: Applicable to all business uses.
(l) 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.
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.
L Landscaping: See Section V., below.
m. Lighting: See Section VI., below.
n. Signs: See Section VII, below.
13
Date: May 2, 2003
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699623 9.doc
E.
Clarian North Hospital Campus PUD
Area 2-C:
Area 2-C represents approximately fLve (5) to seventeen (17) acres oheal estate
centrally located along the PUD'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. Dwelling Units (located above the first floor).
b. Multifamily Townhouse n\vellings, provided however, no person,
group of persons or entity, other than the initial developer, shall
own more than one (1) dwelling unit and each dwelling unit shall
be designed for and used as a permanent residence.
c. Home Occupations.
d. Assisted Living Facility.
e.
Medical OffLce Buildings - including but not limited to: all
professional medical offices, medical research laboratories; dental
laboratories; optical laboratories
f.
Offices - including but not limited to: professional offices; general
offices.
g.
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:
(1) Located in a Primary Building: cafeteria/deli/coffee shop;
photocopying and duplicating services; and, automated
teller machines (ATM's).
(2) Freestanding: trash enclosures; surface parking and
loading areas; and, utilities.
h.
Trail. A trail system that will serve the PUD and will COlmect 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
14
Date: May 2, 2003
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Clarian North Hospital Campus pun
be developed in compliance with City of Carmel standards for
multi -use trails.
2. Area 2-C: Development Standards
a. Maxlmum Building Height: Forty (40) feet.
b. Minimum Front Yard: Fifteen (15) feet, but in no case greater than
thiliy (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 ofthe lot.
L. 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 of the Carmel! Clay Zoning
Ordi nance.
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)
belih.
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Date: May 2, 2003
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699623 9.doc
(4) Each additional 200,000 square feet of gross floor area:
One (1) additional berth.
k.
Outdoor Operations: AU 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 Yl., below.
n.
Signs: See Section VII, below.
16
Date: May 2, 2003
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F.
Clarian North Hospital Campus PUD
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 for higher intensity
dwelling, office, retail and other uses typically associated with and in close
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
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;
heath spa or fitness center.
L
Retail (limited to the ground floor of a primary building) -
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; Olihopedic 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.
l
Food Services: Restaurant (sit down); Delicatessen.
17
Date: May 2, 2003
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Clarian North Hospital Campus PUD
k.
Hotel.
1.
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:
(1) Located in a Primary Building: cafeteria/deli/coffee shop;
photocopying and duplicating services; and, automated
teller machines (ArMis).
(2)
Freestanding: trash enclosures; surface parking and
loading areas; and, utilities.
n. 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 trai I 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:
(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: fifty (50) feet, with a maximum
of four (4) stories.
b. Minimum Building J-leight: Twenty-six (26) feet, with a minimum
oftwo (2) floors capable of being occupied.
c. Minimum Front Yard: Fifteen (15) feet, but in no case greater than
thirty (30) feet.
d. Minimum Side Yard: Ten (10) feet.
e. Minimum Rear Yard: Ten (l0) feet.
f Minimum Lot Width: One hundred and fifty (150) feet.
g. Minimum Lot Size: One (I) acre.
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1.
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Clar-Ian North Hospital Campus PUD
Minimum Ground Floor Area: Ten thousand (l0,000) square feet
per building; nine-hundred (900) square feet per tenant.
Maximum Lot Coverage: Seventy-five (75) percent of the lot.
Parking:
(l) Location: Parking areas shall not be located in front ofthe
established front building line oriented toward lllinois
Street.
(2) AmOlmt: See Chapter 27 of the Carmel! Clay Zoning
Ordinance.
k.
Loading: Applicable to aU business uses.
(l) Loading berths oriented toward 111 inois Street shall be
landscaped/screened using masonry walles), plant material
or a combination thereof: subj ect to the approval of the
Carmel/Clay Plan Commission.
(2) 0 - 40,000 square feet of gross Hoor area: Zero (0) berths.
(3) 40,001 - ] 00,000 square feet of gross floor area: One (l)
berth.
(4) Each additional 200,000 square feet of gross floor area:
One (1) additional berth.
1.
Outdoor Operations: All operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building.
m.
Landscaping: See Section V., below.
n.
Lighting: See Section Vr., below.
o.
Signs: See Section VII., below.
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Clarian North Hospital Campus PUD
Area 2-E:
Area 2-E represents approximately eight (8) to nine (9) acres of real estate along
the 116th Street frontage ofthe overall PUD between Spring Mill Road on the
west and Illinois Street on the east. Area 2- E is intended to provide for a ""vide
range of uses typically associated ,,,ith 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 dovvn); 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 Height:
(1) Within two-hundred (200) teet 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 maximllil1 of four (4) stories.
(3) Within two-hundred (200) feet of the 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) teet.
e. Minimum Lot Width: One hundred and fifty (150) teet.
f. Minimum Lot Size: Three (3) acres; provided that not more than
one (l) 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 to\-vard Illinois
Street, 116111 Street and Spring Mill Road.
(2) Amount: See Chapter 27 of the Carmel/ Clay Zoning
Ordinance.
J.
Loading: Applicable to all business uses.
(1) Loading berths oriented toward 116lh Street or 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.
k.
Outdoor Operations: All operations, includi ng temporary refuse
storage, shall be completely enclosed in a main or accessory
building; provided, however, outdoor sealing 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 not be located between an established
front buildi ng line and Spring Mill Road;
(4) Outdoor seating shall be located adjacent to the business'
tenant bay or storefront fayade;
(5) Table umbrellas, if used, may include up to three (3) colors
but shall not include any text, logo, message or other form
of signage;
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(6) 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;
(7) Outdoor seating shall not exceed twenty percent (20%) of
the Gross floor area of the restaurant; and,
(8) outdoor seating shall not bLock any entrance or exit to or
from the business or building.
1.
Landscaping: See Section V., below.
ITI.
Lighting: See Section VI., below.
n.
Signs: See Section VI!., below.
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v.
Landscaping
Landscaping for Area I: 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 Cannell 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 conforming to
one of the foHowing two options: Option A - a Tree Conservation Area measuring a
minimum of one-hundred (100) feet in depth from the north property line and extendi ng
from the east right-of-way linc of Spring Mill Road to the west right-of-way line of the
future extension of Illinois Street; or, Option B - a Tree Conservation Area measuring a
minimum of eighty (80) feet in depth from the north propeliy line and extending from the
east right-of-way line of Spring Mill Road to the west right-of-way line of the future
extension of lllinois street and a minimum of fifty (50) feet in depth from the east right-
of-way line of Spring MiJl Road from the north propeliy line south to the edge of the
existing trees or a point located approximately five-hundred and fifty (550) feet south of
the north property line. Clearing of dead or diseased trees or undesirable undergrowth
(i.e., poison ivy, sticker bushes, etc.) shall be allowed within the Tree Conservation Area.
The Tree Conservation Area described above shall be preserved and evidenced by an tree
conservation eascment in favor of the Spring Lake Estates Homeowners Association.
Area 2 - Business Use: Landscaping for any business use within Area 2 of this PUD
shall comply with the following regulations:
A. Preservation: The preservation of mature trees is encouraged over the planting of
new trees whenever there is a I ike1ihood that preserved trees can be maintained in
an environment that will support their ability to survive and thrive for at least five
(5) years. Therefore, each development site which includes any existing trees
shall, to the maximum extent feasible, propose the preservation of existing trees
over the removal of existing trees and the planting of new trees.
B.
Depth of Planting 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 (l) 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.
1. Front Yard Planting Strip: Minimum width shall be fifteen (15) feet (co-
existent with the required front yard), shall be provided adjacent to any
right-or-way.
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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. S' wide when adjacent to a business portion of this PUD.
b. 15' wide when adjacent to Spring Mill Road, 116[h Street, Illinois
Street or a residential use developed as part of this PUD.
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 structures.
Base Planbng 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 ofthi5 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 hei ght.
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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:
(l) Three (3) shade trees.
(2) Four (4) ornamental trees.
(3) Tw'enty-one (21) shrubs or berms at a minimum of thirty-
six (36) inches in height.
Planting Areas Adjacent to Primarv Use Buildings:
1. Front of Buildings: A planting area equal to an area measuring fifteen
(15) feet in depth by the width of the front of the building plus twenty (20)
feet (to extend ten (10) feet out on both sides) shall be installed along
building facades oriented toward Spring Mill Road, 116tl1 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., illliovative and original designs are
encouraged).
F.
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.
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699623 9.doc
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 1/2 of
tree height.
b. Ornamental trees: 1 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.
d. Deciduous shwbs: 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 oftwenty-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
follows:
a.
Shade Trees:
9 feet wide
b.
Ornamental Trees:
7 teet wide
c.
Shrubs (only):
5 feet wide
3. Plant Species Selection: Landscaping materials seLected shall be
appropriate to local growing and climate conditions
4. Installation: 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 Certificate of Occupancy.
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5.
Maintenance: It shaH 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 confonn 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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VI. Lighting.
A. Area 1.
Lighting for Area 1 shall be incompliance with the requirements of the US 31
Overlay District.
B. Area 2.
Lighting within Area 2 this PUD shall comply with the following regulations:
1. Site lighting plans shall include the layout, spread and intensity of all site
lighting, including:
a. Parking lot and service I storage area lighting;
b. Architectural display lighting;
c. Security lighting;
d. Pedestrian way lighting; and,
e. Landscape lighting.
2. The height of light standards shall not exceed:
a. fifteen (15) feet above grade when located within ninety (90) feet
of the east right-of-way line of Spling Mill Road; or,
b. twenty-five (25) feet above grade elsewhere in Area 2.
3. Light Fixtures for all Parking Areas and Service Areas:
All freestanding or wall mounted outdoor Light fixtures used to illuminate
a surface parking area or service area shall utilize vertical burn, full cutoff
fixtures.
4. Light levels shall not exceed:
a. 0.1 maintained foot-candle at. the east right-of-way line of Spring
Mill Road;
b. 0.3 maintained foot candles at the north right-of-way line of 1161h
Street; and,
c. 0.3 maintained foot candles at the west right-of-way line of Illinois
Street.
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5.
Special Lighting Provisions for Area 2-C.
a. Along the Spring Mill Road Frontage. The intent of this section is
to provide general design guidelines to create a "residential
streetscape" along the Spring Mill Road frontage of Area 2-C. To
assist in this effort, any outdoor light fixture which is located in
Area 2-C between the established front building line and the right-
of-way of Spring Mill Road, and any outdoor light fixture located
on a building in Area 2-C and which is oriented to or clearly
visible from Spring Mill Road shall be of the same or a
complimentary design and shall comply with the following design
guidelines:
(1) Freestanding Outdoor Light Fixtures shall:
(a) not exceed ten (10) feet in pole height;
(b) not include more than one (1) luminaire per pole;
(c) be equipped with either an opaque material cap or a
reflector to prevent the upward distribution of light;
and,
(d) not exceed one-hundred and fifty (150) watts in
intensity.
(2) Wall Mounted Outdoor Light Fixtures shall:
(a) be mounted along side or immediately above a
door;
(b) not include more than one (1) luminaire per fixture;
(c) be equipped with either an opaque material cap or a
reflector to prevent the upward distribution of light;
and,
(d) not exceed one-hundred and fi fty (150) watts in
intensity.
b. Parking Area Lighting Beside or Behind a Building. In order to
minimize the impact of any outdoor light fixtures used to
illuminate any parking area or service area shall:
(1) not exceed fifteen (15) feet above grade;
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(2) not exceed four-hundred (400) watts in intensity.
6.
Special Lighting Provisions for Pedestrian and Landscape Features.
Those portions of Area 2 which arc designed and intended as pedestrian
ways or as landscape features, which may be located adjacent to buildings
or located interior to a parking area, service area or along an interior
access drive, are encouraged to include the use of bolloard style light
fixtures (not to exceed four (4) feet in height above grade) to provide
definition to and accent lighting of such pedestrian ways and landscape
features.
7.
Special Lighting Provisions for the TraiL
Outdoor light fixtures to illuminate the trail system, if used, shall be of a
bollard style not exceeding four (4) feet in height above grade.
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VII. Signs.
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 within
Area 2 shall comply with the regulations set forth below and be subject to ADLS review
and approval.
A. Applicability:
The following regulations shall apply to any sign located in Area 2-B, Area 2-C,
Area 2-D and Area 2-E of this PUD. (Note: No signs shall be permitted in
Area 2-A.)
B. General Sign Regulations:
1. ADLS Approval Required ~ All freestanding signs shall be approved by
the Carmel/Clay Township Plan Commission under an ADLS Approval.
2. Construction of Freestanding Signs - All freestanding signs shall include a
masomy base. The message of the sign may be displayed by individual
letters which are not illuminated, individual back-lighted letters or by a
sign face with internal illumination. If intemal 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.
3. Lighting of Freestanding Signs - Freestanding signs shall be either
internally illuminated or illuminated by a ground mounted outdoor light
fixture in which the luminaire is shielded so that it only illwllinates the
sign surface and does not shine on, cause glare to or otherwise impair the
vision of drivers of any motor vehicle traveling on a public right-of-way.
4. Color Pallet - The color pallet for all signs within an individual area or
within all of Area 2, shall be approved by the Carmel I Clay Township
Plan Commission under an ADLS Approval.
5. Use of Colors - All signs, whether freestanding or wall mounted, shall
utilize a consistent color for each element of a message (i.e., a logo may
use one color, a business name may use the same color as the logo or a
different color, and a sub-text to the business name may use the same
color as the logo or the business or may use a different color) unless
expressly approved by the Cannell Clay Township Plan Commission.
6. Number of Colors ~ In no event, however, shall more than three (3) colors
be utilized on any sign.
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7. Constmction of Wall Signs - All wall signs shall be composed of
individual letters or logos.
8. Retail Uses - Wall signs for retail uses shall be limited to no more than
two (2) lines of text. If illuminated, illumination shall be by way of
interior lighting or back lighting.
9. Other Business Uses - Wall signs for other business uses shall be limited
to one (1) line of text and no more than two (2) colors, including logos. ]f
illuminated, illumination shall be by way of back lighting.
Area 2-B and Area 2-D.
In addition to compliance with the General Regulations set fOlih above, all
freestanding signs or wall signs located in Area 2-B and Area 2-D shall be as
approved by the Cannel/Clay To\'mship Plan Commission under an ADLS
Approval: with the number of signs and the sign area of signs to comply with
Chapter 25.7: Sign Ordinance ofthe Cmmel / Clay Township Zoning Ordinance.
Special Sign Regulations for Area 2-C.
In addition to the General Regulations set forth above, the following special
regulations shall also apply to Area 2-C.
1. Spring Mill Road Frontage.
a. Freestanding signs located along the Spring Mi II Road frontage
shall be limited to ground, monument or wall signs incorporated
into entry wall or landscape teatures located on one or both sides
of any: major interior access drive or public street; or, any minor
interior access drive or public or private street. Such signs shall
not exceed fifty (50) square feet in area per sign.
b. Wall signs oriented toward or visible from Spring MiIJ Road shall
be limited to address numbers only, not to exceed three (3) square
feet in area.
c. Window signs or interior signs oriented toward and visible from
Spring Mill Road shaU not be permitted.
2. Signs Interior to the PUD.
Freestanding signs or wall signs located in Area 2-C which arc oriented
toward the interior of this PUD shall be as approved by the Carmel/Clay
Township Plan Commission under an ADLS Approval, with the number
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of signs and the sign area of signs to comply with Chapter 25.7: Sign
Ordinance ofthe Carmel/ Clay Township Zoning Ordinance.
Special Sign Regul.ations for Area 2-E.
In addition to the General Regulations set forth above, the following special
regulations shall a1.80 apply to Area 2-E.
1. Spring Mill Road Frontage.
a. One (1) freestanding sign may located along the northeast quadrant
of the Spring Mill Road /1161h Street intersection/ round-about,
provided such sign shall be limited to a ground, monument or wall
sign incorporated into a fence/wall which is integral to a landscape
feature. Such sign shall not exceed fifty (50) square feet in area.
b. Wall signs oriented toward Spring Mill Road shall be limited to
address numbers only, not to exceed three (3) square feet in area.
c. Window signs or interior signs oriented toward and visibl.e trom
Spring Mill Road shall not be permitted.
2. Illinois Street Frontage.
a. One (1) freestanding sign may located along the northwest
quadrant of the Illinois Street / 1161h Street intersection / round-
about, provided such sign shall be limited to a ground, monument
or walI sign incorporated into a fence/wall which is integral to a
landscape feature. Such sign shall not exceed sixty-four (64)
square feet in area.
3. Signs Interior to the PUD,
Freestanding signs or wall signs located in Area 2-E which are oriented
toward the interior of this PUD shall be as approved by the Carmel! Clay
Township Plan Commission under an ADLS Approval, with the number
of signs and the sign area of signs to comply with Chapter 25.7: Sign
Ordinance of the Cam1el / Clay Township Zoning Ordinance.
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VIII. Design Guidelines
In order to assure compatible architectural styles within the PUD and to provide
appropriate transition in terms of scale and density between the planned residential
development located west of Spring MiIJ Road and the high density uses recommended
along the US 31 Corridor by the City of Carmel and proposed in cOlmection with this
plmmed unit development, the Design Guidelines contained in this section shall be
applicable.
A. Area I-A: Architectural design for Area I-A shall be consistent with the Final
Development Plan for Area I-A submitted simultaneously with the PUD.
B. Area I-B: Architectural design for Area I-B shall be consistent with the
requirements of the US 31 Overlay District; provided, however, if Area 1- 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.
D. Area 2-B: Architectural design for Area 2-B shall be as approved by the Carmel
/ Clay Township Plan Commission in its review of the ADLS plans for Area 2-B,
with consideration given to the internal location of Area 2-B within the overall
PUD and compatibility of the proposed development to other approved
developments within this PUD.
E. Area 2-C (also applicable to Area 2-E):
The intent of these design guidelines is buffer future planned residential
development on the west side of Spring Mill Road by encouraging the
development of structures which have a residential character, whether such
buildings are used for residential, oftlce or other permitted uses. To that end, a
series of photographs of various buildings is attached to this PUD. Some of the
buildings in the photographs contain residential uses, others contain office or
retail uses. These photographs are intended to provide a graphic representation of
the intent of the Design Guidelines for Area 2-C and Area 2-E. The photographs
are not intended to propose specific building designs.
In reviewing the architectural design of building(s) proposed to be built in
Area 2-C and Area 2-E, factors to be considered by the Cannell Clay Township
Plan Commission shall include but are not limited to the following:
1. Design Theme: Buildings should be designed with a consistent overall
theme and building materials.
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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 Height: 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 roofline or at the top of the parapet wall.
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 with 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 vertical line (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.
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] 4: 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, hip or barrel roofs. Belvederes, cupolas, and pergolas
are permitted if appropriate to the style, well propOltioned, 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 vi sually 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 if rooftop mechanical
equipment is either camouflaged on all sides or visually integrated into the
overall design of the buildin g.
In no case shall rooftop mechanical equipment be visible from Spring Mill
Road or adjoining residential development ""ithin 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 \vindow design shall be compatible with the style,
materials, color, details and propo11ion of the building. The munber 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.
A wnings: Fixed or retractable awnings are permitted if the awnings:
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.
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, sign age and lighting
consistent with the overall building style.
10.
Drive-thm windmvs: Drive-thru windows shall be designed as a related,
integrated architectural element and part of the overall design composition
of the building. (Note: Drive-thru windows shall not be permitted in
Area 2-C.)
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11. Suitability of Building Materials: Unless otherwise approved by the
Carmel! Clay T o':\illship Plan Commission, building materials shall be
consistent wi th 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 I ike brick or stone.
b. Facade walls shall be constructed of any combination of:
(1) Brick or stone;
(2) . Concrete composite siding (i.e., Hardy-Plank siding or
equivalent) or other similar materials designed to take on
the appearance of smooth cut cedar shingles, wood
clapboard siding, or wood beaded siding~ or,
(3) Stucco with smooth finish, or dryvit (or equivalent), not to
exceed twenty percent (20%) of the overall non-window
facade area.
Note: Aluminum or vinyl siding materials shall not be considered
as acceptable materials for fayade walls.
12. Design in relation to topography of the site~
13. Design of proposed landscaping in relation to structurcs~ and,
14. Overall aesthetics of the proposed building, including color.
Area 2-D:
Architectural design for Area 2-D shall be as approved by the Cannel/Clay
Township Plan Conunission in its review of the 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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Area 2-E:
The Design Guidelines applicable to Area 2-E, in combination with the
development standards for Area 2-E, are intended to provide for designated
permitted uses in a manner which is compatible with future, nearby planned
residential development, does not encourage "suburban big box" development,
and docs not encourage the development of a series of small "out lots" along the
116lh Street frontage or Spring Mill Road frontage of this PUD.
The Design Guidelines for Area 2-E shall be the same as those listed above for
Area 2-C.
H.
Lighting - A 11 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.
Mechanical Equipment.
AIl 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.
All mechanical equipment located in Area 2-C shall be ground mounted and shall
be located on the east side of a building to provide both a visual and a noise
abatement barrier for said mechanical equipment from Spring Mill Road.
.T.
Trash Enclosures.
All trash enclosures shall be constructed of a suitable wall or fencing designed to
be generally compatible with the architectural style and materials of the
buiIding(s) with which the trash enclosure is associated.
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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 which 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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Examples of Intent of Design Guidelines for Area 2-C
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Examples of Intent of Design Guidelines for Area 2-E
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Examples of Intent of Design Guidelines for Area 2-E
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IX. 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 tenns and conditions of a TIF Agreement with the City of Carmel.
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 aligmnent from the City of Carmel pursuant to the terms
and conditions of a TIF Agreement with the City of Carmel.
2. Development: Petitioner proposes the initial development of Illinois
Street north from 1 16th 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 lUinois Street to the north property line of the PUD shall either occur in
connection with the development of Area I-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 1161h Street than determined in compliance with accepted
transportation guidelines so as to not adversely impact traffic
movements at 116111 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 Tboroughfare Plan and
pursuant to the terms and conditions of a TIP Agreement witb the City of
Carmel.
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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 conti nuation of sllch 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 lllinois 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 Mlll Road.
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 lllinois 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 'fownship Plan Commission in
connection with the Final Development Plan Approval for such
development.
1161h Street.
1. Right-of-Way: Right-of-way along the 116111 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 I 16111 Street
shall be limited to two (2) points, a full intersection / round-about at
Illinois Street and an Emergency Ambulance Entrance just west of US 31.
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Administration.
A. Development Requirements.
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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 Ie 36-7-4-1500, et. seq., and the Section 31.6.1 of
the Carmel/Clay Zoning Ordinance:
1. Section IV - Permitted Uses and Development Standards;
2. Section V - Landscaping;
3. Section Vl- Lighting;
4. Section VII - Signs; and,
5. Section VIII- Design Guidelines
B.
Interpretation of Permitted Uses.
It 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 0[thi8 PUD. Any use which is not specifically set
fmih 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 PUD 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 of the Director in assigning a use to
an appropriate Area within this PUD, any aggrieved pmiy may file an appeal with
the Board of Zoning Appeals. If it is: (I) determhled by the Director that a
particular use is not 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) detennlned
upon appeal that a particular use is not permitted in any Area of this 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 permitted within this PUD.
c.
Improvement Location Permits.
Prior to the issuance of an improvement location permit for any building or
structure (including signs) which requires an improvement location permit under
the terms of Section 29.4.2 of the Carmel/Clay Zoning Ordinance, an application
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for Final Development Plan and ADLS shall be flIed and approved by the Carmel
I Clay Township Plan Commission.
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
Carmcl- Department of Community Services, provided, however, the Director
shall have the authority to waive 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
Carmel! Clay Plan Commission may designate a committee of the Commission to
revievI and modify any afthe 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.
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XI.
Definitions.
A. General Rules of Construction: The following general rules of construction and
definitions shall apply to the regulations ofthis PUD:
1. The singular number includes the plural and the plural the singular, unless
the context clearly indicates otherwise.
2. Words 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. '['he word "may" is a permissive requirement.
5. The word "should" is a preferred requirement.
B. Definitions:
1. Accessory 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 Teller Machine (ATM): A mechanized apparatus which
performs 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 Cannell Clay Township Plan Commission, which is
the advisory plan commission established pursuant to IC 36-7-4, et. seq.,
for the City ofCanne1 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 concerned with such Federal or State
regulated businesses as banking, savi ngs and loans companies and
investment companies.
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Foot Candle: A unit 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 (1) candle power.
Photocopying and Duplicating Services (as an accessory use): A facility
providing reproduction, cutting, printing, binding, etc., of written
materials, drawings, labels, etc., for occupants of the building.
Restaurant (sit down): An establislunent where food and drink are
prepared for, served to and conslUlled by the general public. Such
establishment may have: an outside seating component in an area
expressly permitted by this PUD; and, a separate area or lounge where
alcoholic beverages are served without full food service, provided the such
areas are accessory to the primary use in terms of square feet or sales.
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.
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