HomeMy WebLinkAboutPUD Preliminary DRAFT Black Lined
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Clarian North Hospital Campus
Planned Unit Development
PreliIninary Development Plan
116th Street & US 31
by
Clarian Health Partners, Inc.
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NAy'ECFIV[D
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OCS
1. Introduction I 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 I 16th Street and US 31, in Carmel, Indiana, The
centemiece of the PUD will be a full-service hosoitaL with a full win!! devoted to
women's and oediatric care. Initial development anticipates a five (5) story hospital
_ building (approximately 76'-8" to roof and 106'-8" to top of mechanical screening) and
central plant. The initial hospital building has been designed to allow vertical expansion
to a maximum height of nine (9) stories and one-hundred and fifty (150) feet (including
mechanical penthouse and screening). Tbe site has also been designed to allow for the
potential expansion of the initial hospital building or the construction of a
5e€OH:Eladditional hospital b~ildingor medical office buildinlls, with compatible style,
height and massing. Hospital expansion and the development of other areas within the
PU 0 shall occur as market need dictates.
This document shall serve as: (i) the body of the PUD District Ordinance for the entire
Clarian North Hospital Campus Planned Unit Development as required by Chapter 31.6.4
of the Carmel I Clay Zoning Ordinance; and, (ii) the Preliminary Development Plan, in
text form, for the entire Clarian North Hospital Campus Planned Unit Devetopment-as
req'..:ircd by Chapter 21 of the Carmel ,I Clay Zoning Ordinance.
n. Interim Land Use
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AU 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 will be maintained in it:; natural stateas a yard area bv regular mowing
and trash collection until developed.
Ill. 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 I: Area 1- 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.
737696 l.DOC Date: Ma~MaY 2, 2003
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737696 I.DOC
Clarian North Hospital Campus PUD
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
Area I-A and Area 1-B shall be required to file for and obtain Final Development
Plan and ADLS approval in accordance \vith Section 21 of the Cannel ,I Cloy
Zoning Ordinance; (ii) all development within Area 2 shall be required to file for
and obtain Final Development Plan and ADLS approval-ffi-accordEl:l1co \vith
80ction 21 o[tho Carmel,l Clay Zoning Ordinance; and, (iii) all development
within the PUD shall be in compliance with the development requirements of this
PUD.
In connection with ADLS aooroval for an\' develoRment in Areas 2-8. 2-C & 2-D
which disturb any wooded area, Petitioner shall submit a wild life oreservation
plan which identifies the desirable sJJecies of Indiana wildlife which make their
habitat within the affected areas and a oroposal to Drotect or relocate such
wildlife.
2
.gate: March 6, 200;
Date: Mav 2. 2003
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Clarian North Hospital Campus PUD
PUD CONCEPT PLAN
Clal-ian NOlth Hospital Call1pUS Planned Unit Development
3
Date: May 2, 2003
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Clarian North Hospital Campus PUD
IV.
Permitted Uses and Development Standards
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The Clarian North Hospital Campus Planned Unit Development "\-vill be divided by the
proposed north-south extension of Illinois Street through the site. The real estate located
east of] II inois Street will make up Area I, 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 Illinois Street and US 31. Area I contains two sub-areas
as described below.
Area 2 consists ofthirty-ftve (35) to forty (40) acres ofreal estate and is located between
the future extension oflUinois 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 contlict between specific provisions of this PUD and a
referenced primary zoning district-Bf-~overl.ay district or Si!!n Regulations of the Cannell
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 116th
Street, and represents the focal point of the proposed PHO. 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.
f. Retail ~(vvhich shall be located within and may comprise l:Ij3-fe
the lesser of fifteen (15) percent of the gross floor area of attyeach
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737696 I.DOC
Dat~f1rch 6, 2Q().;
Date: May 2. 2003
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737696 I.DOC
Garia" North Hospital Campus PUD
orima!':y=building. or thirtv thousand (30.000) square feeL but
exclusive of any cafeteria).
g. Trail. A traLl system that will serve the PUD and will C01U1ect to a
future trail or sidewalk system along SorinE! Mill Road. including
the installation of fitness stations. benches and similar trail
aQJ]urtenances. The trail system and any trail aoourtenances shall
be deyeloocd in compliance with City of Carmel standards for
multi -use trai Is.
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:
gll) Located in a orimarv building: cafeteria/deli/coffee shop;
photocopying and duplicating services; trash enclosures;
fitness center; child care center; day nursery; short term
child care; ::mrfacc parking mid louding ur-ea:r,-"",automated
teller machines (ATM's)-;---aOO, utilities.
(2) Freestandinf!: trash enclosures: surface narking 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 I-Ieight (for all buildings other than the Central
Plant): thirty-eight (38) teet with a minimum ofthree (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 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
5
Date: IvIareh 6, 2003
Dale: May 2. 2003
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737696 IDOC
CIarian North Huspital CampusPUD
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 3 1.
(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! delivery
area; helipad; ambulance drop-off; and, surface parking,
as generally depicted on the Preliminary Development
Plan.
d.
Minimum Front Yard Along 116th Street: Two-hundred (200) feet.
e.
Minimum Front Yard Along Illinois Street: Twenty (20) feet.
f.
Minimum Side Yard: Fifteen (I5) feet.
g.
Minimum Rear Yard: Fifteen (15) feet.
h.
Minimum Lot Size: Five (5) acres.
1.
Minimum Ground Floor Area: Thi1ty thousand (30,000) square
feet (not applicable to the Central Plant).
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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 walles) and
plant materials.
(b) Minimum of three (3) berths per hospital complex
(i.e., initial hospital building plus potential
expansions connected to the initial hospital
building).
6
[lnle"-Mar€h 6,2003
Dale: May 2, 2003
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Clarian North Hospital Campus PUD
(2) Other Business Uses:
(a) Loading berths shall not be orienLed to US 31.
(b) Loading berths oriented toward Illinois 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.
(c) 0 - 40,000 square feeL of gross HOOT area: Zero (0)
berths.
(d) 40,001 - 100,000 square feet of gross floor area:
One (1) berth.
(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 he completely enclosed in a main or accessory
building.
n.
Landscaping: See Section V., belm.v.
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: M.arch 6, 2(}Q;
Date: May 2. 2003
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737696 I.DOC
Clarian North Hospital Campus PUD
B.
Area I-B:
Area I-B 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 l-B is
intended for high intensity development in supp0l1 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 tl-ses-(which shall be located within and may comprise uFffi
the lesser of t1fteen (15) percent of the gross floor area of aHYcach
orimarv building, or thirty thousand (30,000) sauare feet. but
exclusive of any cafeteria).
g.
h.
Surface Parking or Parking Structure.
Trail. A trail system that will serve the PUD and wiU COlmect to a
future trail or sidewalk system along Sorim.! MiU Road. including
the installation of fitness stations. benches and similar trail
&illpurlenances. The trail system and anY trail aoourtenances shall
be develooed in comoliance with City of Carmel standards for
multi-use trails.
1.
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 Drimarv buildinfr..c cafeteria/deli/coffee shop;
photocopying and duplicating servIces; trash enclosl:res;
and, short term child care;
8-0(2) Freestandinll: trasb enclosures; surface parking and
loading areas; and, utilities.
8
Date: March 6, 2003
Date: fvlay 2. 2003
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737G96_I.DOC
Clarian North Hospital Campus,PUD
2,
Area 1- B: Development Standards
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 111inois
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 Minimum Side Yard: Fifteen (15) feet.
g. Minimum Rear Yard: Fifteen (15) feet.
h. Minimum lot size: Five (5) acres.
I. Minimum !-!:round floor area: Fifteen thousand (15,000) square
feet.
J. Maximum lot eoverage: Sixty-five (65) percent of the lot.
k. Parking: See Chapter 27 of the Carmel / Clay Zoning Ordinance.
1. Loading:
(I) 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 wal1(s) and
plant materials.
(b) Minimum of two (2) berths per free-standing
hospital building.
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Dl'Je:Mo.rch 6, 2003
Date: May 2, 2003
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737696 I.DOC
Clarian North Hospital Campus PUD
(2) Other Business Uses:
(a) Loading berths shall not be oriented to US 31.
(b) Loading berths oriented toward lllinois Street shall
be landscaped/screened using masomy 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.
(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 Township Plan Commission as an extension of the Clarian
Health North Campus ~ign 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 ofthe Carmel/Clay Township
Zoning Ordinance.
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Gate-;--Ivla.rch 6, 20@
Date: May 2 7003
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737696 1.DOC
c.
D.
Clarian North Hospital Campus PUD
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 (l00) foot separation from the north property line of the overall
PUD. Said one-hundred (l00) foot separation from the north properly 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.
I. 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:
(1) Located in a orimarv buildinu:: cafeteria/deli/coffee shop;
photocopying and duplicating services; and. automated
teller machines (A TM's ).
el2) Freestanding: trash enclosures; surface parking and
loading areas~ automated toller machines (AIM's); and,
utili ties.
f. 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
be developed in compliance with City of Carmel standards for
multi-use trails.
II
gate: Mmch 6, 2003.
Date: May 2, 2003
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737696 I.DOC
Clarian North Hospital Campus PUD
2.
Area 2-B: 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 Y ard: 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 htmdred (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 bet\veenin front ofthe established front
building line oriented toward Illinois Street. (Note:
The intent of this n[ovision is to orovide for child
draD-off and Dick-UD areas near the main entrance
of the building and to locate child olav areas further
away from 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: Mareh 6~;J
Date: Mav 2. 2003
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737696 I.DGe
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Clariall North Hospital Campus PUD
Loading: Applicable to all business uses.
(1) Loading berths oriented toward 111inois Street shall be
landscaped/screened using masonry walles), plant material
or a combination thereof, subject to the approval ofthe
Cannel / 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.
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.
Landscaping: See Section V., below.
Lighting: See Section VI., below.
as appro','cd by the Carmel ,1 Cluy Tov.'I1ship Plan Conmlission
under un /\DLS /'.pprovul, \\ilh the minimlLnl allm'v'ablc manbcr of
signs and il1inim'.lm allo\vablc sign area of signs as sot forth in
Chapter 25.7: Sign Ordinance ofthe Cllnnol / Clay Tmytlship
~g Ordinance.
Siims: See Section VII. below.
13
))a~--Ma+ch 6, 200:)
Date: Mav 2. 2003
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737696 1DOC
Clarian North Hospital Campus PUD
Area 2-C:
Area 2 -C represents approximately five (5) to seventeen (17) acres of real 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.
I. Area 2-C: Permitted Uses:
a. Dwelling Units (located above the first floor).
b. Multifamily Townhouse Dwellings. orovided however. no Derson,
groun of oersons or entity. other' than the initial developer. shall
own more than one (1) dwellinQ unit and each dwelling unit shall
be desilwed for and used as a permanent residence.
c. Home Occupations.
d. Assisted Living Facility.
Day N'..IIGcry.
foe. Medical Office Buildings - including but not limited to: all
professional medical offices, medical research laboratories; dental
laboratories; optical laboratories
gof. Offices - including but not limited to: professional offices;
general oflices-;-4inancial institutions.
General Service Establishments ineluding but not limited to: barber
shop; beu'.Jty shop; dry eleaning and laundry establishment.
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 Primarv Buildil1~cafeteria/delj/coffee shop;
photocopying and duplicating services; and. automated
teller machines (ATM's).
14
D[)t€C--Nlaffit-ti~
Date: May 2. 2003
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737696 I.DOC
2.
Clarian North Hospital Campus PUD
~(2) FreestandinQ: trash enclosures; surface parking and
loading areas; ~lUtol11atod tollor machines V.TM's); and,
utilities.
t.-h. 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.
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) teet.
f. Minimum Lot Size: One (1) acre.
g. Minimum Ground Floor Area:
(1) Multifamilyfownhouse 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-tive (75) percent of the lot.
1. Parking:
(1) Location: Parking areas shall not be located in ti'ont of the
established front building line oriented toward Spring Mill
Road.
(2) Amount: See Chapter 27 of the Carmel/Clay Zoning
Ordinance.
15
Date: March 6, 2003
Date: Mav 2. 2003
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737696 l.OGe
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Clarian North Hospital Campus PUD
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 (I) additional berth.
Outdoor Operations: AU operations, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building.
Landscaping: See Section V., below.
Lighting: See Section VL, below.
as approved by the Carmel/Clay Tov.'11srnp Plan Commisstmt
BIlcier an ,^~DLS Appro'lal, \vith the minimum allowable mlm8ef-e.:f
signs unci minim:lm uHowable sign area of signs as set forth in
Chuj)ter 25.7: Sign Ordinance of tho Carmel / Clay 'I"o"vTlship
6BRi:ftg Ordinance.
Sil!Jls: See Section VII, below.
16
DJtc:Marcl: 6, 200;
Date: Mav 2. 2003
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737696 I.DOC
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).
h. Multifamily Townhouse Dwellings.
c. Assisted Living Facility.
d. Child Care Center.
e. Day Nursery.
f. Medical Otlice 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 suppJy; 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 storc.
J. Food Services: Restaurant (sit down); Delicatessen.
17
Date: MaFc-h 6, ^J003
Date: Mav 2. 2003
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k. Hotel.
I. 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 Buildin\!: cafeteria/deli/coffee shop;
photocopying and duplicating services; and, automated
teller machi nes (A TM's).
ffi-:(2) Freestanding: trash enclosures; surface parking and
loading areas; ffitwmated tellor machines CA. TM's); and,
utilities.
n. Trail. A trail system that will serve the PUD and will connect to a
future trail Of 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:
(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 tram the west right-of-
way line of Illinois Street: fifty (50) 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.
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 (I 0) feet.
f.
Minimum Lot Width: One hundred and fifty (150) teet
18
gate: P.larch 6, 200:
Date: May 2. 2003
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Clarian North Hospital Campus pun
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.
I.
Maximum Lot Coverage: Seventy-five (75) percent of the lot.
Parking:
(1)' Location: Parking areas 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.
k.
Loading: Applicable to all business uses.
(1) Loading berths oriented toward U1inois Street shall be
landscaped/screened using masonry walles), plant material
or a combination thereof, subject to the approval of the
Cannel/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.
m.
Landscaping: See Section V., below.
n.
Lighting: See Scction Yr., below.
o.
~: us approved by the Carmel/ Clay Township Plan
Commissien ur,der an ADLS i\pproval, '.vith the minimum
aUo?{ublc number of signs and minimum allowable sign area of
signs as set forth in Chapter 25.7: Sign Ordinance ofthe Cmmel /
Clay TO'A'11Ship Zo.n:ing OrdinanceShms: See Section VIL below.
19
blOt0 March 6,;300~
Dal~: May 2. 2003
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Clarian North Hospital Campus pun
Area 2-E:
Area 2-E represents approximately eight (8) to nine (9) acres of real estate along
the 116d1 Street frontage ofthe overall PUD between Spring Mill Road on the
,vest and Illinois Street on the east. Area 2-E is intended to provide for a wide
range of uses typically associated with 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 grOlUld
iloor area per building is maintained.
1. Area 2-E: Permitted Uses
a. Offlces - including but not limited to: professionalofftces;
general offices; financial institutions.
b. Medical Office Buildings - including but not limited to: all
professional medical oUices, 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;
opticitll1 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.
20
Date: M[lrch 6, 2003
Date: M(lY 2, 20D3
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Clarian North Hospital Campus pun
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 (ATM's); and, utilities.
2.
Area 2-E: Development Standards
a. Maximum Building Height:
(1) Within t\vo-hundred (200) feet of the west right-of-way line
of Illinois Street: Ninety (90) teet, with a maximlm1 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 oftlle east right-of-way line
of Spring Mil) Road: Forty (40) feet.
b. Minimum Front Yard: Fifteen (15) feet, but in 110 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 [lfty (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.
21
Dale: March 6,200;
D~te: May 2. 2003
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Clarian North Hospital Campus PUD
1.
Parking:
(1) Location: Parking areas shall not be located in front of the
established front building line oriented toward Illinois
Street, 1161h Street and Spring Mill Road.
(2) Amount: See Chapter 27 of the Carmel/Clay Zoning
Ordinance.
J.
Loading: Applicable to all business uses.
(I) Loading berths oriented toward 116tb 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, including temporary refuse
storage, shall be completely enclosed in a main or accessory
building; provided, however, outdoor seating in association with a
restaurant, dehcatcssen or similar food service may be allowed in
compliance with the following regulations:
(l) 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 slreet right-of-way;
(3) Outdoor seatinQ shall not be located between an established
front building line and Sorim! Mill Road:
f.B( 4) Outdoor seating shall be located adjacent to the business'
tenant bay or storefi'ont fayade;
(5) Table umbrellas. if used. mav include up to three (3) colors
but shan not include any text 101l0. messaQe or other form
of si2.nage~
22
D[1 II."): 1\1 at'e.h-6,;wW.
Dale: MaX-lJillll
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Clarian North Hospital CampusPUD
f41(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;
fB(7) Outdoor seating shall not exceed twenty percent (20%)
of the Gross Hoor area of the restaurant; and,
({BiID_outdoor seating shall not block any entrance or exit to or
from the business or building.
1.
Landscaping: See Section V., below.
m.
Lighting: See Section VI., below.
n.
fugm: as approyed b:,.' the Carmel / Cluy Township--Wnn
CommisGion under an /\DLS "^.pprovul, with the minimum
aUwNuble number of signs and minimum allowable sign urea-ef
signs as set forth in Chapter 25.7: Sign Ordinance of the Carmel /
Clay To',vnship Zoning OrdinunceSil2:ns: See Section VII.. below.
23
Date;-March 6, 7003
Dale: Mav 2. 2003
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v. Landscaping
Landscaping for Area]: Area 1 shall be landscaped in compliance with the requirements
of the US 3 I Overlay District.
Area 2 ~ Residential Use: Landscaping for any residential use located within Area 2 of
this PUDshall be determined by the Carmel! Clay Township Plan Conunission in
cOlUlection with the approval of the Final Development Plan and ADLS for suell
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 fonowing two ootio11s: Option A - a Tree Conservation Area measuring a
minimum of one-hundred (100) feet in depth from the north property line and extending
from the east right-of-way line of Spring Mill Road to the west right-of-way line of the
futme extension of Hlinois Street~~, Option B - a Tree Conservation Area measuring a
minimum of eighty (80) feet in depth ii'om the north property line and extending from the
east ril!hl-of-wav line ofSoring Mill Road to the west right-of-way line or the future
extension of Illinois Street and a minimum of fifty (50) feet in depth from the east right-
of-way line of Spring Mill Road from the north DTOQerty line south to tbe edge of the
existin2: trees or a point located aooroximatelv five-hundred and fiftv (5501 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 bv an tree
conservation easement in favor or the Soring Lake Estates Homeowners Association.
Area 2 - Business Use: Landscaping for any business use \vithin 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 likelihood that oreserved trees can be maintained in
an environment that will support their abilitv to survive and thrive for at least five
(5) vears. Therefore, each development site wl1ich includes any existing trees
shall. to the maximum extent feasible. prooose the preservation of existin2. trees
over the removal of existinlr trees and the olantinQ of new trees.
~B. Depth ofPlantiilg 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.
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-of-way.
24
1N!MAN2-6996;J;J-\,g
737696 I,DOC
DAle: March 6~
Date: May 2, 200]
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737696 I.DOC
Clariall North Hospital Campus PUD
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 a business pOliion of this PUD.
b. 15' wide when adjacent to Spring Mill Road, 1 16th 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 Planting Unit for Planting Strips: The base planting unit for planting
strips shall be as follows:
1. Adjacent to a right-of-vvay, 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 trurty-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 (I) shade tree.
(2) One (1) ornamental tree.
(3) Five (5) shrubs or berms at a minimum of thitty-six (36)
inches in height.
25
[hte: March 6, 2003
Date: May 2JQQ1
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737696 I.DOC
Oarian North Hospital Campus PUD
b. when oriented to a public right-of-way or a developed residential
use portion of this 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.
Planting Areas Adiacent to Primary 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, 116th 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) omamental 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 (Le., innovative and original designs are
encouraged).
PLanting Areas Within Parking Lots: A minimum of one (1) shade tree and Jive
(5) shrubs shall be planted within each parking lot for every ten (10) parking
spaces provided, or portion thereof.
26
Date;-March 6. 2U03
Date: Mav 2. 2003
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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. Omamental 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 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
follows:
a.
Shade Trees:
9 feet wide
b.
Ornamental Trees:
7 feet wide
c.
SOOtbs (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.
27
Dal~: March 6, 20m
Date:Mav 2. 2003
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737696 I.DOC
Clarian North Hospital Campus pun
5.
Maintenance: It shall 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.
28
Date: March 6~
Date: May 2. 2003
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VI.
Lighting.
A Area 1.
Lighting for Area 1 shall be in compliance with the requirements of the US 31
Overlay District.
B. Area 2.
Lighting within Area 2 this PUD shall comply with the following regulations:
A-ol . Site lighting plans shall include the layout, spread and intensity of all
site lighting, including:
ha. Parking lot and service / storage area lighting;
;hb. Architectural display lighting;
,;hc. Security lighting;
4-od. Pedestrian way lighting; and,
~e. Landscape lighting.
-B:.2. The height of light standards shall not exceed:
ha. fifteen (15) feet above grade when located within ninety (90) feet
of the east right-of-way line of Spring Mill Road; or,
;hb. twenty-five (25) feet above grade elsewhere in Area 2.
3. Lil!ht Fixtures for all Parking Areas and Service Areas:
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All freestanding: or wall mounted outdoor li2ht fixtures used to illuminate
a surface parkin!! area or service area shall utilize vertical burn. full cutoff
fixtures.
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GA. Light levels shall not exceed:
-ha. 0.1 maintained foot-candle at the east right-of-way line of Spring
Mill Road;
;hb. 0.3 maintained foot candles at the n011h right-of-way line of
116th Street; and,
J-:.c. 0.3 maintained foot candles at the west right-of-way line of
Illinois Street.
29
OOr...1AN~62-3vg Dale: March 6,2003
737696 l.DGe Date: Mav 2.2003
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737696 l.DGe
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5.
Special Lightim.! Provisions for Area 2-C.
a. Along the SOt'in!.! Mill Road FrontaQe. The intent of this section is
to orovide general design guidelines to create a "residential
streetscaoc" along the Sorinll Mill Road frontaf!.e of Area 2-C. To
assist in this effOli, any outdoor liQ:htflxture which is located in
Area 2-C between the established front buildin!! 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 clearlv
visi bIe 1I:0l1l S pring Mill Road shall be of the same or a
complimentary design and shall comolv with the following design
!.!Uidelines:
(1) Freestanding: Outdoor Light Fixtures shaH:
(a) not exceed ten (10) feet in pole height:
(b) 110t include more than one (1) luminaire Der nole:
(c) be equipoed with either an opaque material cap or a
reflector to nrevent the up\v-ard distribution of light
and,
(d) 110t exceed one-hundred and fifty (150) watts in
intensity.
(2) Wall Mounted Outdoor Light Fixtures shall:
(a) be mounted alollg side or immediately above a
door~
(b) not include more than one (1) luminaire oer fixture:
(c) be equiDPed wi tl1 either an ODaClUe material can or a
reflector to mev-eut the upward distribution of light
and,
(d) not exceed one-hundred and fiftv (150) watts in
intensity.
b. Parking Area Lightin2 Beside or Behind a Building. In order to
minimize the impact of anv outdoor light fixtures used to
illuminate any Darkin!! area or service area shall:
(1) not exceed ilfteen (5) feet above grade:
30
Date: March 6, 2003
Date: Mav 2. 2003
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(2) not exceed four-hundred (400) watts in intensitv.
6.
~'pecial Lightinl! Provisions for Pedestrian and Landscape Features.
Those oortions of Area 2 which are desiL!:ned and intended as oedestrian
ways or as landscaoe features. which may be located adiacent to buildings
or located interior to a Rarking area. service area or along an interior
access. drive. are cncomalZed to include the use of bolloard style light
fixtures (not to exceed four (4) feet in hei2ht above grade) to ora vide
definition to and accent lillhting of such pedestrian wavs and landscape
features.
7.
Special Lighting Provisions for the Trail.
Outdoor Ii ght fixtures to illuminate the trail system. if used, shall be of a
!2Qllard style not exceeding four (4) teet in height above grade.
31
Date: M31'€h-~00J
Date: May 2. 2DD3
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Signs.
Clarian North Hospital Campus PUD
In order to encourage signs which bv their design are inte!.!rated with and harmonious to
the buildings and sites which they OCCUOY. all freestanding signs and wan signs within
Area 2 shall cOlllolv with the reQulations set forth below and be subject to ADLS review
ffild aooroval.
A. Applicability:
The followinl! rel.l.ulations shall aool y to any sign localed in Area 2- B. Area 2-C2
Area 2-D and Area 2-E o[this PUD, (Note: No signs shall be Derrnit1ed in
Area 2-A.)
B. General SiQ.n Regulations:
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737696 I.DOC
1.
ADLS Aooroval Reauired - All freestanding si2ns shall be aoproved bv
the Carmel! Clay Townshio Plan Commission under an ADLS Approval.
2.
Construction of Freestanding Si2ns - All freestanding: sillns shall include a
masonry base. The message of the sign may be disDlaved by individual
letters which are not illuminated. individual back-lighted letters or bv a
siQ.n face with internal illumination. If internal iJlurnination is used, the
backl2.round of the sign shall be a dark. non-translucent color with the
letters. logos or messa2e beinl2. a contrasting. li2ht translucent color.
3.
Lighting of Freestanding Si2:ns - Freestandim! signs shall be either
internally illuminated or illuminated bva ground mounted outdoor lieht
llxture in 'which the luminaire is shielded so that it onlv ilhul1inates the
Sj211 surface and does not shine on. caLIse glare to or otherwise imoair the
vision of drivers of anY motor vehicle traveling on a Dublic right-of-way.
4.
Color Pallet - The color oallet for all sig:ns within an individual area or
within all of Area 2. shall be aooroved bv the Carmel / Clav T ownshio
Plan Commission under an ADLS Agproval.
5.
Use of Colors - All sif!ns. whether freestanding: or wall mowlted. shall
utilize a consistent color for each element of a messa2e n.e.. a logo mav
use one color. a business name may use the same color as the lo!!o or a
dit1erent color. and a sub-lext to the business name may use the same
color as the 102:0 or the business or may lIse a different color) unless
exoressly aporoved bv the Carmel/Clay TownshiD Plan Commission.
6,
Number of Colors - In no event. however. shall more than three (3) colors
be utilized on any sign.
32
Date: J.lar~oo;
Date: Mav 2. 2003
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Clarian North Hospital Campus PUD
7. Construction of Wall Sisms - All wall signs shan be COll1oosed of
individual letters or logos.
8. Retail Uses - Wall signs for retail uses shall be limited to no more than
two (2) lines oftext. If illuminated. illumination shall be by: way of
interior liehtim~ or back lighting.
9. Other Business Uses - Wall sil.!lls for other business uses shall be limited
to one (1) lineoftext and 110 more than two (2) colors. including: Ioeos. If
illuminated, illumination shall be by way of back liehting"
C.
Area 2-B and Area 2-D.
In addition to comDliance with the General Rellulations set forth above. all
freestandinl.! signs or wall signs located in Area 2-B and Area 2-D shall be as
aODroved bv the Cannel! Clay Townshio Plan Commission under an ADLS
ADDrovaL ,,\lith the number of signs and the sil.!l1 area of si~ms to complv with
Chaoter 25.7: Sign Ordinance of the Carmel / Clay Township ZOnill!2: Ordinance.
D.
Special Sil.!n Regulations for Area 2-C.
In addition to the General Regulations set forth above. the following soecial
regulations shall also apply to Area 2-C.
1. Spring Mill Road Fronta!2:e.
a. Freestandinl! signs located along the Sorine Mill Road frontage
shall be limited to Qround, monument or wall signs incoroorated
into entrv wall or landscaoe features located on one or both sides
of anv: maior interior access drive oroublic street: or. anv minor
interior access drive or public or mivate street. Such siens shall
not exceed fifty (Sm square feet in area ocr sign.
b. Wall si2:ns oriented toward or visible from Sorinl.! Mill Road shall
be limited to address numbers only. not to exceed three (1) square
feet in area.
c. Window signs or interior signs oriented toward and visible from
Sorinl! Mill Road shall not be permitted.
2. Signs Interior to the PUD.
Freestanding signs or wall signs located. in Area 2-C which are oriented
toward the interior of this PUD shall be as aRProvcd bv the Carmel / Clay
Townshi]2 Plan Commission under an ADLS AOQrovaL witb the number
33
Del.!"': Manlh 6, 2003
Date:Mav 2. 2003
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737696 l.DGe
Clarian No."th Hospital Campus run
ofsie:llS and the sign areaofsiQ:ns to comQly with Chanter 25.7: Sign
Ordinance of the Carmel I Clay Townshio Zoninl! Ordinance.
Special Si2n Rel!ulations for Area 2-E.
In addition to the General ReQulations set forth above. the following soecial
IT]l.ulations shall also aODI v to Area 2-E.
1. SmitH! Mill Road Frontage.
a. One (1) freestanding sign may located along the northeast quadrant
of the Soring Mill Road I 116tl1 Street intersection I round-about
orovided such sign shall be limited to a ground. monument or wall
Sil!ll incoroorated into a fence/wall which is integral to a landscaRe
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 visible from
Sorim! Mill Road shall not be permitted.
2. lUinois Street Frontal!e.
a. One (l) freestanding sign may located along the northwest
quadrant oftlle lILinois Street /116111 Street intersection / round-
about. orovided such sign shall be limited to a ground. monument
or wall si2n incorporated into a fence/wall which is intcQ:ral to a
landscape feature. Such sign shall not exceed sixtv-foUT (@
square feet in area.
3. Sil2:l1S Interior to the PUD.
FreestandinQ: SiQ.llS or wall signs located in Area 2-E which are oriented
toward the interior o[thls PUD shall be as aODroved bv the Camlell Clay
Townshio Plan Commission lUlder an ADLS Aomoval. with the number
of signs and the sign area of signs to comolv with Chanter 25.7: Sign
Ordinance of the Carmel/ Clay Townshio Zonin2 Ordinance.
34
Date: March 6, 2003
Date: Mav 2, 2003
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.\l-I-h VIll. 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 Mill Road and the high density uses recommended
along the US 31 Corridor by the City of Carmel and proposed in connection with this
planned unit development, the Design Guidelines contained in this section shall be
applicable.
A, Area l-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 1-8: Architectural design for Area I-B shall be consistent with the
requirements of the US 31 Overlay District; 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.
O. Area 2-B: Architectural design for Area 2-B shall be as approved by the Carmel
I 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
PUO and compatibility of tile proposed development to other approved
developments within this PUD,
E. Area 2-C (also applicable to Area 2-E):
L^.ttachcd to this PUD are The intent of these design guidelines is buffer future
planned residential development on the west side of Spring Mill Road bv
encouraging the develonment of structures which have a residential character.
."hether such buildings are used for residential. office or other Dermitted uses. To
that end, a series of photographs of various buildings~ is attached to this rHD.
Some 0 f the buildinQs in the photographs contain residential uses. others contai n
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 Carmel! Clay Township
Plan Commission shall include but are not limited to the following:
I. Design Theme: Buildings should be designed with a consistent overall
theme and building materials.
3S
IN~M^N~ 69fl623v8
737696 I ,DOC
!)ate: P.~.iHch 6, 200;;
Date: Mav 2 2003
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737696 LOGe
Clarian North Hospital Campus PUD
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.
..,
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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.
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 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 tacades 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
waHafa 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, hip or ban"el roofs. Belvederes, cupolas, and pergolas
are pennitted 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.
36
Dale: March 6, 2003
Date: lvtav 2. 2003
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73 76% 1 .DOC
Clariall North Hospital Campus PUD
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 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 ref1ect 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 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, signage and lighting
consistent with the overall building style.
lO.
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.-!Note: Drive-thru windows shall not be oermitted in
Area 2-C)
37
Date: Maf€ch 6, 2003
Date: May 2,21illl
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Clarian North Hospital Campus PUD
11. Suitability of Building Materials: Unless otherwise approved by the
Carmel I Clay Township Plan Commission, building materials shall be
consistent with the following:
a. Exposed fowldation 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;
SmoothConcrete comoosite siding (i.e.. Hardv-Plank siding or
~uivalent) or other similar materials designed to take on
the aDDearance of smooth cut cedar shingles~
WeOO. wood clapboard siding~
f4j(2) -Weed. 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: Almninul11 or vinvl sidinll materials shall not be considered
as acceotable materials for facade walls.
12. Design in relation to topography of the site;
13. Design of proposed landscaping in relation to structures; and,
14. 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 / Clay
Township Plan Commission in its review of the ADLS plans for Area 2-D, with
consideration given to the internallocation of Area 2-D within the overall PUD
and compatibility of the proposed development to other approved developments
within this PUD.
38
W1NlAN2-G996~
73 7696 l. DOC
Dato: Mareh 6, 2003
Dale: Mav 2., 2003
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737696 I.DOC
Clarian North Hospital Campus pun
Area 2- E:
The Design Guidelines applicable to Area 2-E. in combination with the
develoDment standards for Area 2-E, are intended to provide for designated
permitted uses in a maimer which is compatible with future. nearby Dlannecl
residential development does not encourage "suburban big box" development,
\vhilo, at tho same time,and cloes not encoaragingencourage the development of a
series of small "out lots" along the 116lh Street .fl:cmtag~or Spring Mill Road
frontage. To that end, tho of this PUD.
The Design Guidelines for Area 2-E shall be the same as those listed above for
Area 2-C.
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 I storage area lighting fixtures shall be
full cut of I 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 hne.
/\11 of .."rea 2:
Ir; order to encourage signs, which by-their design are integrated \yith and
flaFmonioLls to thG b'..lildings and sites v/hich they occupy, all fi"eestmlding signs
and \yull signs shall comply with the busic design parameters establishGd belo'N
und during the initial ADLS revic\Y ror the first deyelopment within Area 2:
fLFee:;t;mding 8i1;m:
All identi:H€atiaD signs or directory signs shall inclade u mliSBillY base.
The message orthe sign may be displayed by individ:~al back lighted
lettefs or by a sign face with internal illuminatioll. If internal illumination
is '..~Jcd, the background of the oign shall be a dark, non tmnslucent color
with the lettGrs, legos or message being u contrasting, light translucent
teter.
'.Vall Signs:
General: All wall signs-shall be composed ot:-tndividmtllettoro or logEt&
39
Date: Marc!: 6, 2003
Date: Mav 2. 2003
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737696 1.DOC
Clarian North Hospital Campus PUD
Retail U sos:
Wall signs :JhalI be limited to no more than tVI'O (?) lines of text
and no mere than three (3) colors, including logos.
I-f-iUumil1ated, illumination shall be by \vuy of interior lighting or
buck lighting:-
Glher BuslnesstJses:
Wall signs shall be limited to 110 marc than one ( I) I ine of tC)ct and
no more than two (2) colors, inc1ading logos.
If ill:U11il1atcd, ilhHlltHation shall bo by \\'ay of-back lighting.
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
cornpatible with thearchitectural style of the building(s) with which the
mechanical equipment is associated.
All mechanical equipment located in Area 2-C shall be QTOWld mounted and shall
be located on the east side of a building to orovide both a visual and a noise
abatement barrier for said mechanical eauioment from Sorinl.! Mill Road.
Trash Enclosures.
All trash enclosures shall be constructed of a suitable wall or fenci112 designed to
be Qenerallv compatible with the architectural sty Ie and materials of the
building(s) with which the trash enclosure is associated.
Parking Lot Design.
1. EffOlis to break up large expanses of pavement are to be encouraged by
the interspersing of appropriate planting areas.
2. Direct, articulated pedestrian access shaH be provided from the street to
the main entrance of the 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 [acilities shall have on all sides
architectural features that are compatible with the building(s) with which
they are associated.
40
Gate;-March 6, 2001
Date: IVlay 2. 2003
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Examples of Intent of Design Guidelines COI" Area 2-C
41
699623 9.doc Date: May 2, 2003
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Examples of Intent of Design Guidelines for Area 2-C
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699623 9.doc Date: May 2, 2003
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Examples of Intent of Design Guidelines for Area 2-C
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699623 9.doc Date: May 2,2003
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Examples of Intent of Design Guidelines fOl" Area 2-C
44
699623 9.doc Date: May 2,2003
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Examples of Intent of Design Guidelines for Area 2-E
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699623 9doc Date: May 2, 2003
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Examples of Intent of Design Guidelines for Area 2-E
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699623 lJ.doc Date: May 2, 2003
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Examples of Intent of Design Guidelines for Area 2-E
47
699623 9.dQC Date: May 2,2003
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~UhlX. Traffic I 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 TIF Agreement with the City of Carmel.
Additional right-of.way necessary to COlmect the first phase of
development to the north property line of the PUD shall be dedicated upon
receipt of a final aligml1ent 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 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 Cannel.
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 1I1inois Street. Access into Area 2-E shaH be no
closer to 116tl1 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 shaH
gain access to ILlinois Street via not more than three (3) full access
points and one (l) right-in I right-out access point.
B. Spring Mill Road.
1. Right-of- Wav: Right-of-way along the Spring Mill Road frontage of the
PUD shall be dedicated in accordance with the Thoroughfare Plan and
pmsuant to the terms and conditions of a TLF Agreement with the City of
Carmel.
48
g.JJ:Mf\N;)-W96~
737696 I.DOC
flare: M31'~Offi
Date: May 2, 2003
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737696 I,DOC
Clariall Nurth Hospital Campus PUD
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 illld 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 al~complished 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 tlu'ough 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 COllilect 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.
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 IlLinois Street and Spring'MilL Road shall gain access
from said drive or street rather than from Illinois Street or Spring
M ill Road.
e. Access points for a development which does not front on an
interior access drive or public or private street which connects
TIlinois 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.
116th Street.
1. Right-of-Way: Righl-of- way aLong the 1161h 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 1 L 6th 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.
49
Date: March 6, 2003
Date: May 2, 2003
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lX:.X. Administration.
A. Development Requirements.
The information contained in the following listed sections express the
development requirements of this Plmmed 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! 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 VII! - 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, tbis 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 operatiunal 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 uf 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 party may Hie an appeal with
the Board of Zoning Appeals. If it is: (i) determined by the Director that a
particular use is nut permitted in any Area of thi sPUD and no appeal of the
Director's decision is tlled 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 Lucation 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 I Clay Zoning Ordinance, an application
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for Final Development Plan and ADLS shall be filed and approved by the Carmel
! 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
Cannel - 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
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.
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X.XI. Definitions.
A. General Rules of Construction: The following general rules of construction and
definitions shall apply to the regulations of this PUO:
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. The word "mayH is a permissive requirement.
5. The "vord "should" is a preferred requirement.
B. Definitions:
I. 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 (A TM): 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 Carmel / Clay Township Plan Commission, which is
the advisory plan commission established pursuant to Ie 36-7-4, et. seq.,
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 aJrontlot line and
which passes through the nearest point of any building or structure.
7. Financial Institution: Any use concemed with sllch Federal or State
regulated businesses as banking, savings 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.
10.
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 in an area
S2JJressly ocrmitted bv this PUD: and may hir:e~ a separate area or lounge
where alcoholic beverages are served without full food service, provided
tbe area issuch areas are 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 tbe 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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